You made it under contract. From here, the deal runs on deadlines, and I am with you the whole way. Before you dive into the phases, do one thing that keeps you ahead of every date that follows.
First Thing
Put your five deadlines in your phone
Open your signed REPC, find each of these dates, and add them to your phone calendar right now, with an alert set for the day before. A deadline does you no good living on a page you closed.
1Contract Acceptance Date, the day everything starts counting from
2Earnest Money Deadline, within 4 calendar days of acceptance
3Due Diligence Deadline, your window to inspect and research
4Financing & Appraisal Deadline, your last day to cancel over financing and keep your earnest money
5Settlement / Closing Date, signing day
Phase One of Five
Congratulations, you're under contract.
First up: getting your earnest money submitted on time.
What is earnest money?
Earnest money is a good-faith deposit that shows the seller you are serious. It is held by the title company and credited back to you at closing. It is not an extra cost, it is part of your purchase price.
Deadline: Earnest money must be submitted within 4 calendar days of contract acceptance. Missing this deadline puts your contract at risk.
Your three options
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Cashier's CheckObtain from your bank made out to the title company. Deliver directly to the title company in person.
2
Wire TransferSend funds electronically. Wire fees may apply. Read the wire fraud warning below before doing this.
3
Mobile Deposit via the Earnest AppA convenient digital option. Fees may apply. I can send the deposit request link directly to you.
Reply to me with your preferred method, and I will send the Earnest App link or coordinate wire instructions with the title company.
Wire fraud warning, please read. Wire fraud specifically targets homebuyers. Before sending any money: call the title company directly to verify wire instructions using their publicly listed number, not one from an email. Never trust wire instructions sent only by email without calling to confirm. Never trust a call from someone claiming to be the title company giving "updated" instructions. When in doubt, call me first. Slow down and verify before you send a single dollar.
Your To-Do List
Check off as you go. Saves on this device.
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Add all five contract dates to my phone calendarAcceptance, earnest, due diligence, financing, settlement
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Reply to Kelsie with my preferred earnest money method
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Submit earnest money within 4 calendar days of acceptanceVerify wire instructions by phone before sending any funds
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Get a receipt or confirmation of my deposit
Phase Two of Five
Seller disclosures & title.
Documents are headed your way. Here is exactly what to do with each one.
This phase is about confirming receipt and reading what is in front of you. Three documents are coming.
Seller Property Condition Disclosure (SPCD)
The seller is required to disclose any known issues with the property. When it arrives, sign and initial to confirm receipt. This does not mean you agree with the condition, it only documents that you received it. If anything raises a flag, forward it to me immediately, it feeds into your due diligence decisions.
HOA documents & CC&Rs (if applicable)
If the property is in an HOA, read these carefully. They outline fees, restrictions, and rules that could affect how you use your home. No signature required, just read them, and flag anything unusual before your due diligence deadline closes.
Preliminary Title Report
The title company will send the plat map, ownership on record, and any recorded liens, judgments, or easements.
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Open and read itLook for anything unexpected, easements or liens you weren't aware of.
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Reply to confirm receiptThe title company needs written confirmation, not just that you opened it.
3
Forward anything confusing to meBetter to ask early than after the deadline.
Seller disclosures walkthrough, coming soonTitle & title insurance walkthrough, coming soon
Your To-Do List
Check off as you go. Saves on this device.
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Sign and initial the SPCD when it arrivesConfirms receipt only, not agreement with condition
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Read the HOA documents and CC&Rs (if applicable)
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Open the Preliminary Title Report and reply to confirm receiptThey need written confirmation from you
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Forward anything confusing to Kelsie
Phase Three of Five
Due diligence, don't skip this part.
Your window to dig in. Once it closes, your options get a lot more limited.
This is your best, and sometimes only, chance to research the property, get inspections done, and make sure you feel confident before moving forward.
Step 1: Get inspections scheduled, now
This is the most time-sensitive item on the list. Do not wait. A general home inspection covers the structural, mechanical, and overall condition of the property.
Inspectors our clients have loved:
Optional add-ons to consider: mold inspection, meth testing, pest & termite inspection, sewer scope inspection.
Step 2: Do your research
The property
The neighborhood
Step 3: Where do you land?
Once you have reviewed inspection results and done your research, you may want to move forward as-is, request repairs or concessions from the seller, or walk away. That is what this period is for. Reply to me as soon as you have inspection results, even just "all clear." The sooner I know, the more options you have.
Buyer's due diligence walkthrough, coming soon
Your To-Do List
Check off as you go. Saves on this device.
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Schedule general home inspectionDo this today
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Consider optional add-on inspections
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Research the property and neighborhood
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Review inspection report when it arrives
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Reply to Kelsie with my decision
Phase Four of Five
Financing & appraisal.
Your lender is working. Here is what is happening, and what you need to avoid doing.
The Financing & Appraisal Deadline is one of the most important dates in your contract. It is the last day you can cancel based on financing or appraisal issues and still protect your earnest money. After this deadline, your earnest money becomes non-refundable if you back out for financing reasons. Time is of the essence in Utah, all REPC deadlines are 5:00 PM Mountain, and extensions must be agreed to in writing.
What your lender is doing right now
1
Loan application submittedAlready done before your offer was accepted.
2
Appraisal orderedAn independent appraiser confirms the property's market value, ordered by your lender from a blind pool.
3
Underwriting reviewRespond to lender document requests immediately, delays here delay everything.
4
Conditional approvalYou may get this first, underwriting needs a few more items before full approval.
5
Clear to Close (CTC)The finish line. Financing is fully approved and you're ready to schedule settlement.
What is the appraisal?
An independent assessment of the property's market value, ordered by your lender. If it comes in at or above your purchase price, financing moves forward without issue. If it comes in low, your lender will only lend on the appraised amount, so you would negotiate a price reduction, pay the difference, or cancel within the appraisal deadline.
Now is not the time for big financial moves. No new credit cards, large purchases, job changes, or moving large sums between accounts. These are exactly the things that can derail financing: slow responses to your lender, new lines of credit, changing employers or going self-employed, undocumented large transfers, or a low appraisal that cannot be resolved before the deadline.
Financing condition walkthrough, coming soonAppraisal condition walkthrough, coming soon
Your To-Do List
Check off as you go. Saves on this device.
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Respond to all lender document requests immediately
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Do not open new credit, make large purchases, or change jobs
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Confirm my Financing & Appraisal deadline is in my calendar5:00 PM Mountain Time on that date
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Review appraisal results with Kelsie when they arrive
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Receive Clear to Close (CTC) from my lender
Phase Five of Five
Settlement day, you're almost there.
The finish line is in sight. Here is what actually happens, and when you get your keys.
Signing day (settlement)
You will sign all final loan and closing documents. Important distinction: signing does not mean you officially own the home yet. Ownership is finalized at recording, not at signing.
What happens after you sign
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Your lender sends funds to the title company
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The title company balances the transaction
3
The full package is sent to the county recorder
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The deed is recorded in your nameThis is the moment you become the legal owner of the home.
Possession & keys
Possession follows the terms in your REPC. If your contract states "possession upon recording," the sellers release keys only after the deed records, not when you finish signing.
Timing in Utah County: an earlier signing may record the same day. A later afternoon signing likely records the next business day. A Friday afternoon signing records Monday morning. The county processes in the order received, there is no way to rush it. I will let you know the moment recording is confirmed. That is when it is keys time.
Before you head to closing
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Bring a valid government-issued photo ID
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Confirm closing funds amount with title, cashier's check or wire, and verify wire instructions by phone
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Schedule your final walkthrough before the signing appointment
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Utilities should already be set up in your name
Final Checklist
Check off as you go. Saves on this device.
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Confirm closing funds with title companyVerify wire instructions by phone, never from email alone
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Complete final walkthrough before signing
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Bring valid photo ID to signing
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Sign all closing documents
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Wait for recording confirmation from Kelsie, then keys!