Your Contract Dates
All REPC deadlines are 5:00 PM Mountain Time on the stated date. Fill these in from your contract, refer back to this section any time.
Phase 1 of 5
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're serious. It's held by the title company and credited back to you at closing, it's not an extra cost, it's 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
1
Cashier's Check
Obtain from your bank made out to the title company. Deliver directly to the title company in person.
2
Wire Transfer
Send funds electronically. Wire fees may apply. Read the wire fraud warning below before doing this.
3
Mobile Deposit via the Earnest App
A convenient digital option. Fees may apply. Kelsie can send the deposit request link directly to you.
Reply to Kelsie with your preferred method, she'll 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, use their publicly listed number, not one from an email.
- Never trust wire instructions sent only via email without calling to confirm.
- Never trust a phone call from someone claiming to be from the title company who provides "updated" instructions.
- When in doubt, call Kelsie first. Slow down and verify before you send a single dollar.
REPC Walkthrough Video
Want to understand the full purchase contract before diving in? Kelsie has a recorded walkthrough of the entire REPC, every section, what it protects, and what to watch for.
▶ Watch the Full REPC Walkthrough▶ Earnest Money Section Deep Dive, Coming Soon
What's Coming Next
- Seller will send their Seller Property Condition Disclosure (SPCD)
- Title will send the plat map, ownership record, and any recorded liens
- You'll need to schedule inspections right away, your due diligence window is already running
Head to Phase 3 now to get inspections scheduled, don't wait for Phase 2 documents to arrive first.
Your To-Do List
Fill in your contract dates in the table above
Acceptance date, earnest deadline, due diligence, financing & appraisal, and settlement, refer back to this any time
Reply to Kelsie with your preferred earnest money method
Submit earnest money within 4 calendar days of acceptance
Verify wire instructions by phone before sending any funds
Get a receipt or confirmation of your deposit
Phase 2 of 5
Seller Disclosures & Title
Documents are headed your way. Here's exactly what to do with each one.
This phase is about confirming receipt and reading what's in front of you. Three documents are coming. Here's your guide to each one.
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 Kelsie immediately, this feeds into your due diligence decisions.
▶ Seller Disclosures Walkthrough, Coming Soon
HOA Documents & CC&Rs (if applicable)
If the property is in an HOA, read these carefully. They outline fees, restrictions on the property, and rules that could affect how you use your home.
No signature required, just read them. Flag anything unusual for Kelsie 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.
1
Open and read it
Look for anything unexpected, easements or liens you weren't aware of.
2
Reply to the title company's email to confirm receipt
3
Forward anything confusing to Kelsie
▶ Title & Title Insurance Walkthrough, Coming Soon
Your To-Do List
Sign and initial the SPCD when it arrives
Confirms receipt only, not agreement with condition
Read the HOA documents and CC&Rs (if applicable)
Open the Preliminary Title Report and reply to the title company or your Transaction Coordinator to confirm receipt
Don't just open it, they need written confirmation from you
Forward anything confusing to Kelsie
Phase 3 of 5
Due Diligence, Don't Skip This Part
Your window to dig in. Once it closes, your options get a lot more limited.
You're in your Due Diligence period. 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
Most time-sensitive item on the list. Don't 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
▶ Buyer's Due Diligence Walkthrough, Coming Soon
Step 2: Do Your Research
The Property
- Property Tax History Utah County →
- FEMA Flood Maps FEMA →
- Environmental Hazards
- Property Liens & Judgments (in your title report)
The Neighborhood
- Crime & Safety Crime Map →
- Sex Offender Registry Utah →
- School District Ratings GreatSchools →
- Zoning & City Planning (search your specific city's website)
Step 3: Where Do You Land?
Once you've reviewed inspection results and done your research, you may want to:
- Move forward as-is
- Request repairs or concessions from the seller
- Walk away, that's what this period is for
Reply to Kelsie as soon as you have inspection results, even just "all clear." The sooner she knows, the more options you have.
Your To-Do List
Schedule general home inspection, do this today
Consider optional add-on inspections
Research the property and neighborhood
Review inspection report when it arrives
Reply to Kelsie with your decision
Phase 4 of 5
Financing & Appraisal
Your lender is working. Here's what's happening and what you need, or need to avoid, doing.
The Financing & Appraisal Deadline
This is one of the most important dates in your contract. It's 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 Time. Extensions must be agreed to in writing, they don't happen automatically.
▶ Financing Condition Walkthrough, Coming Soon
▶ Appraisal Condition Walkthrough, Coming Soon
What Your Lender Is Doing Right Now
1
Loan application submitted
Already done before your offer was accepted.
2
Appraisal ordered
An independent appraiser visits the property to confirm its market value. Ordered by your lender from a blind pool.
3
Underwriting review
Respond to lender document requests immediately, delays here delay everything.
4
Conditional approval
You may receive 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.
1
Appraisal comes in at or above purchase price
Best case, financing moves forward without issue.
2
Appraisal comes in low
Your lender will only lend on the appraised amount. You'll need to 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.
Things That Can Derail Financing
- Slow response to lender document requests
- Opening new lines of credit or making large purchases
- Changing employers or going self-employed
- Moving large amounts of money between accounts without documentation
- A low appraisal that can't be resolved before the deadline
Your To-Do List
Respond to all lender document requests immediately
Do not open new credit, make large purchases, or change jobs
Note your Financing & Appraisal Deadline in the contract dates above
5:00 PM Mountain Time on that date
Review appraisal results with Kelsie when they arrive
Receive Clear to Close (CTC) from your lender
Phase 5 of 5
Settlement Day, You're Almost There
The finish line is in sight. Here's what actually happens and when you get your keys.
Signing Day (Settlement)
You'll 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.
▶ Settlement & Closing Walkthrough, Coming Soon
What Happens After You Sign
1
Your lender sends funds to the title company
2
The title company balances the transaction
3
The full package is sent to the county recorder
4
The deed is recorded in your name
This 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," sellers release keys only after the deed records, not when you finish signing.
Timing in Utah County
- Earlier signing → may record same day
- Later afternoon signing → recording likely next business day
- Friday afternoon signing → recording happens Monday morning
- County processes in order received, no way to rush this
Kelsie will let you know the moment recording is confirmed. That's when it's keys time.
Before You Head to Closing
- Bring a valid government-issued photo ID
- Confirm closing funds amount with title (cashier's check or wire), verify wire instructions by phone
- Schedule your final walkthrough before the signing appointment
- Utilities should already be set up in your name
Final Checklist
Confirm closing funds with title company
Verify wire instructions by phone, never from email alone
Complete final walkthrough before signing
Bring valid photo ID to signing
Sign all closing documents
Wait for recording confirmation from Kelsie, then keys!