Looking to Buy?

We want to be your resource for buying property in Southwest Montana and Northern Utah.  Whether you need to move in as soon as possible or are just starting your search we’re here to help.

Property Location Services Include:

A personalized consultation to help determine your needs.

We will ask specific questions to help narrow your search and guide you through the process.

 

Access to customized searches and up to the minute listing updates.

So you know exactly what properties are available and when new properties come on the market.

 

Property showings or Video/Skype viewings.

We will set up appointments for you to view any available properties.  If you are out of the area we are happy to shoot video or Skype to allow you to view properties anytime from anywhere in the world.

 

Facilitate the transaction.

We will help guide you through the process from beginning to end.  Including completing the necessary paperwork for the loan process, meeting all dates and deadlines, and hiring/ordering appraisers, inspectors, etc.

When you buy property, it takes time, energy and focus to get through the process.  Getting your loan approval completed, finding the right property, structuring a strong offer, and executing a sales contract can be exhausting.  Once you have a signed sales contract, it may feel as though your work is done; unfortunately, this is not the case.  There’s still more work that needs to be done.

 

Below is the anatomy of your sales transaction after you locate the perfect property:

what to do & things to know

1

must do asap

earnest money

Make sure you deliver the earnest money in the format and timeline agreed upon in your sales contract.

There needs to be some cash involved in the beginning of the transaction to protect the sellers interest while they take their home off the market.  Earnest Money is your proof as a buyer that you “earnestly” want to purchase their home.  Earnest money can be mailed, delivered or wired to the title company.  Instructions delivered upon accepted offer.

property Inspection

Choose your inspector(s) ASAP to determine if any repairs are needed.

Once you have executed a sales contract, the clock starts ticking on your inspection period.  Make sure you know how long your inspection period is, and complete your inspections in a timely manner.  There are multiple types of inspectors that you may need to schedule.  A standard home inspector is the most common, but radon, pest, septic, structural, HVAC and mold inspections may also be relevant to your buying situation.  As inspections are completed we will discuss a strategy for repairs with the seller.  We will help you make sure that all inspection issues are resolved by the deadline in the sales contract.

2

Lender Doc

We will let your lender know that you are under contract and make sure to get them all the requested documentation on time.

As soon as you have executed the sales contract, you will need to communicate with your mortgage lender so they can start the mortgage loan process.  Be prepared to provide lots of documentation throughout this transaction.  Make sure that you get the requested documentation to them ASAP to limit any problems on your timeline.  We will assist you in checking in with lender for progress updates and help keep the transaction on track.  If a lender does not complete the loan process in a timely manner it can cause you to be in breach of contract by not closing on time.  It is very important you promptly provide any and all documentation to your mortgage lender.

whats next

Title Commitment

Be sure to review the title commitment once you receive it from the title company.

This step is handled by the title company.  They will issue a title commitment that reviews the title history of the property  and discloses and leins against the property that need to be resolved before closing.  Be sure to review your title commitment and ask an attorney for advice if you see anything that looks concerning.  Most title commitments are straight forward and require no addition work on your part.  We too review it thoroughly and discuss any questions or concerns with you.

Appraisal

The appraisal should be ordered after you have performed all your inspections and resolved any issues.

Once you have cleared the inspection process we will need to let your lender know.  They will order a home appraisal to verify that the value of the home you’re purchasing is worth the loan amount that you are asking for.   It is important to order the appraisal ASAP as some appraisal turn around times can be up to 6 weeks.

Home Owner's

Insurance

Choose your home owner insurance provider and provide relevant information to the title company and your lender.

Your lender will require you to have a home owners insurance policy on the property that you are purchasing.  You will want to shop around and choose the home owners insurance provider and get a policy that works best for you and your property.  Once you have decided let your lender know.

 

3

final steps

( after loan approval )

utilities

Schedule all of your utilities to be transferred or turned on prior to closing.

Now that your loan is approved and you are past all the major steps required to purchase your home, you will want to get your utilities transferred or turned on into your name.  We will provide you list of necessary utility changes and contact information.

 

Schedule Closing

Date & Time

Schedule your closing early on with the title company to make sure they have a convenient time slot open.

Your sales contract will have an agreed upon closing date.  We will help coordinate your closing with all parties to insure we reach our deadline.  Being in state is not required, we can arrange for your loan package to be overnighted to your location.  In state know that recordation usually takes place 24-28 hours after signing.

 

Final Walkthrough

Before closing do one final walk through to make sure everything is ready for closing.

It is wise to do a final walk through before the closing.  The purpose is to verify that any repairs have been completed, that all of the sellers personal belongings have been removed, all included items are accounted for and to make sure the home is ready to move into.  This is not a time to renegotiate any items on the sales contract.  It’s simply a safeguard to make sure that no major issues arise that could cause the closing to terminate.

 

Close the Transaction

Bring your photo ID and certified funds to closing.

On the day of closing you will need to have your drivers license (or any other approved photo ID) and certified funds (cashiers check or wire transfer) for any monetary amount required from you at closing.  You will meet at the title company to sign all of the required documentation.  A typical closing usually takes less than an hour.  Once the documentation had been signed and your lender has funded the transaction (usually 24-48 hours) you will be given the keys and the house is yours!

 

Montana Office

Misty Mountain Property

PO BOX 1178 | West Yellowstone, MT 59758

(406) 640-3011

Utah Office

Mountain Valley Realty, LLC

405 S. 9500 E. | Huntsville UT 84317

(801) 710-3637

All information contained herein is derived from sources deemed reliable, however, is not guaranteed by Misty Mountain Properties, Managing Broker, Agents or Sellers. Offering is subject to error, omissions, prior sales, price change or withdrawal without notice and approval of purchase by Seller. We urge independent verification of each and every item submitted, to the satisfaction of any prospective purchaser.

Misty Mountain Property Logo
Misty Mountain Property Logo
  •  

    earnest money

    Make sure you deliver the earnest money in the format and timeline agreed upon in your sales contract.

    There needs to be some cash involved in the beginning of the transaction to protect the sellers interest while they take their home off the market.  Earnest Money is your proof as a buyer that you “earnestly” want to purchase their home.  Earnest money can be mailed, delivered or wired to the title company.  Instructions delivered upon accepted offer.

    property Inspection

    Choose your inspector(s) ASAP to determine if any repairs are needed.

    Once you have executed a sales contract, the clock starts ticking on your inspection period.  Make sure you know how long your inspection period is, and complete your inspections in a timely manner.  There are multiple types of inspectors that you may need to schedule.  A standard home inspector is the most common, but radon, pest, septic, structural, HVAC and mold inspections may also be relevant to your buying situation.  As inspections are completed we will discuss a strategy for repairs with the seller.  We will help you make sure that all inspection issues are resolved by the deadline in the sales contract.

    Lender Doc

    We will let your lender know that you are under contract and make sure to get them all the requested documentation on time.

    As soon as you have executed the sales contract, you will need to communicate with your mortgage lender so they can start the mortgage loan process.  Be prepared to provide lots of documentation throughout this transaction.  Make sure that you get the requested documentation to them ASAP to limit any problems on your timeline.  We will assist you in checking in with lender for progress updates and help keep the transaction on track.  If a lender does not complete the loan process in a timely manner it can cause you to be in breach of contract by not closing on time.  It is very important you promptly provide any and all documentation to your mortgage lender.

  •  

    Title Commitment

    Be sure to review the title commitment once you receive it from the title company.

    This step is handled by the title company.  They will issue a title commitment that reviews the title history of the property  and discloses and leins against the property that need to be resolved before closing.  Be sure to review your title commitment and ask an attorney for advice if you see anything that looks concerning.  Most title commitments are straight forward and require no addition work on your part.  We too review it thoroughly and discuss any questions or concerns with you.

    Appraisal

    The appraisal should be ordered after you have performed all your inspections and resolved any issues.

    Once you have cleared the inspection process we will need to let your lender know.  They will order a home appraisal to verify that the value of the home you’re purchasing is worth the loan amount that you are asking for.   It is important to order the appraisal ASAP as some appraisal turn around times can be up to 6 weeks.

    Home Owner's

    Insurance

    Choose your home owner insurance provider and provide relevant information to the title company and your lender.

    Your lender will require you to have a home owners insurance policy on the property that you are purchasing.  You will want to shop around and choose the home owners insurance provider and get a policy that works best for you and your property.  Once you have decided let your lender know.

     

  •  

    ( after loan approval )

    utilities

    Schedule all of your utilities to be transferred or turned on prior to closing to closing.

    Now that your loan is approved and you are past all the major steps required to purchase your home, you will want to get your utilities transferred or turned on into your name.  We will provide you list of necessary utility changes and contact information.

     

    Schedule Closing

    Date & Time

    Schedule your closing early on with the title company to make sure they have a convenient time slot open.

    Your sales contract will have an agreed upon closing date.  We will help coordinate your closing with all parties to insure we reach our deadline.  Being in state is not required, we can arrange for your loan package to be overnighted to your location.  In state know that recordation usually takes place 24-28 hours after signing.

     

    Final Walkthrough

    Before closing do one final walk through to make sure everything is ready for closing.

    It is wise to do a final walk through before the closing.  The purpose is to verify that any repairs have been completed, that all of the sellers personal belongings have been removed, all included items are accounted for and to make sure the home is ready to move into.  This is not a time to renegotiate any items on the sales contract.  It’s simply a safeguard to make sure that no major issues arise that could cause the closing to terminate.

     

    Close the Transaction

    Bring your photo ID and certified funds to closing.

    On the day of closing you will need to have your drivers license (or any other approved photo ID) and certified funds (cashiers check or wire transfer) for any monetary amount required from you at closing.  You will meet at the title company to sign all of the required documentation.  A typical closing usually takes less than an hour.  Once the documentation had been signed and your lender has funded the transaction (usually 24-48 hours) you will be given the keys and the house is yours!

     

Misty Mountain Property Logo
Misty Mountain Property Logo
Misty Mountain Property Logo