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Utah Purchase Contract

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CONTRACT FOR THE SALE AND PURCHASE OF REAL ESTATE
(NO BROKER)

For good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged,

, “Seller” whether one or more, and

, “Buyer” whether one or more,

do hereby covenant, contract and agree as follows:

1. AGREEMENT TO SALE AND PURCHASE: Seller agrees to sell, and Buyer agrees to buy from Seller the property described as follows: (complete adequately to identify property)

County, Utah.

Address:

Legal Description (or see attached exhibit):

As described in attached Exhibit.

Together with the following items, if any: (Strike items to be retained by Seller) curtains and rods, draperies and rods, valances, blinds, window shades, screens, shutters, awnings, wall-to-wall carpeting, mirrors fixed in place, ceiling fans, attic fans, mail boxes, television antennas and satellite dish system with controls and equipment, permanently installed heating and air-conditioning units, window air-conditioning units, built-in security and fire detection equipment, plumbing and lighting fixtures including chandeliers, water softener, stove, built-in kitchen equipment, garage door openers with controls, built-in cleaning equipment, all swimming pool equipment and maintenance accessories, shrubbery, landscaping, permanently installed outdoor cooking equipment, built-in fireplace screens, artificial fireplace logs and all other property owned by Seller and attached to the above described real property except the following property which is not included (list items not included):

All property sold by this contract is called the "Property."

2. SALES PRICE: The parties agree to the following sales price:

Amount Amount
Purchase Price
Earnest Money
New Loan
Assumption of Loan
Seller Financing
Cash at Closing
Total (both columns should be equal)

Both columns should be an equal amount.

3. FINANCING: The following provisions apply with respect to financing:

CASH SALE: This contract is not contingent on financing.

OWNER FINANCING: Seller agrees to finance dollars of the purchase price pursuant to a promissory note from Buyer to Seller of $ , bearing % interest per annum, payable over a term of years with even monthly payments, secured by a deed of trust or mortgage lien with the first payment to begin on the day of .

NEW LOAN OR ASSUMPTION: This contract is contingent on Buyer obtaining financing. Within days after the effective date of this contract Buyer shall apply for all financing or noteholder's approval of any assumption and make every reasonable effort to obtain financing or assumption approval.

If Buyer intends to obtain a new loan, the loan will be of the following type:

Conventional VA FHA Other:

FHA appraised value not less than $ .

Existing Loan Review: Seller shall provide copies of loan documents within calendar days.

Credit Information: Seller approval deadline

4. EARNEST MONEY: Buyer shall deposit $ as earnest money with upon execution of this contract by both parties.

5. PROPERTY CONDITION:

SELLER’S DISCLOSURE OF LEAD-BASED PAINT AND LEAD-BASED PAINT HAZARDS is required by Federal law for a residential dwelling constructed prior to 1978.

An addendum providing such disclosure is attached is not applicable.

Buyer agrees to the following concerning the condition of the property:

Buyer accepts the property in its "as-is" and present condition.

Buyer may have the property inspected by persons of Buyer's choosing and at Buyer's expense.

Buyer may complete inspections within days after execution of this agreement.

Buyer accepts the Property in its present condition; provided Seller, at Seller’s expense, shall complete the following repairs and treatment:

Mechanical equipment and built in appliances: sold "as-is" without warranty shall be in good working order on the date of closing.

Water is provided by , Sewer is provided by .

Gas is provided by . Electricity is provided by .

Other:

6. CLOSING: The closing of the sale will be on or before , unless extended pursuant to the terms hereof.

If financing or assumption approval has been obtained, the Closing Date may be extended up to 15 days if necessary to comply with lender requirements.

7. TITLE AND CONVEYANCE: Seller is to convey title to Buyer by Warranty Deed or

and provide Buyer with a Certificate of Title.

Other title exception:

8. APPRAISAL, SURVEY AND TERMITE INSPECTION:

Appraisal responsibility: Buyer Seller

Survey: not required required Cost paid by Seller Buyer

Termite inspection: not required required Cost paid by Seller Buyer

9. POSSESSION AND TITLE:

Title shall be conveyed to Buyer as Joint tenants with rights of survivorship tenants in common Other:

10. CLOSING COSTS AND EXPENSES: The following closing costs shall be paid as provided.

Closing Costs Buyer Seller Both*
Attorney Fees
Title Insurance
Title Abstract or Certificate
Property Insurance
Recording Fees
Appraisal
Survey
Termite Inspection
Origination fees
Discount Points
If contingent on rezoning, cost and expenses of rezoning
Other:
All other closing costs

11. PRORATIONS: Taxes, interest, maintenance fees, assessments, dues and rents will be prorated through the Closing Date.

12. CASUALTY LOSS: If any part of the Property is damaged or destroyed after the effective date of the contract, Seller shall restore the Property to its previous condition as soon as reasonably possible.

13. DEFAULT: If Buyer fails to comply with this contract, Buyer will be in default.

14. ATTORNEY'S FEES: The prevailing party in any legal proceeding brought under or with respect to the transaction described in this contract is entitled to recover costs and reasonable attorney’s fees.

15. REPRESENTATIONS: Seller represents that as of the Closing Date there will be no liens or assessments not satisfied out of the sales proceeds.

16. FEDERAL TAX REQUIREMENT: If Seller is a "foreign person," Buyer shall withhold from the sales proceeds as required by law.

17. AGREEMENT OF PARTIES: This contract contains the entire agreement of the parties and cannot be changed except by written agreement.

18. NOTICES: All notices from one party to the other must be in writing.

To Buyer at:

Telephone ( )

Facsimile ( )

To Seller at:

Telephone ( )

Facsimile ( )

19. ASSIGNMENT: This agreement may not be assigned by Buyer without the consent of Seller.

20. PRIOR AGREEMENTS: This contract incorporates all prior agreements between the parties and cannot be changed except by their written consent.

21. NO BROKER OR AGENTS: The parties represent that neither party has employed the services of a real estate broker or agent in connection with the property.

22. EMINENT DOMAIN: If the property is condemned by eminent domain after the effective date hereof, the Seller and Buyer shall agree to continue the closing, or cancel this Contract.

remain valid with Buyer being entitled to any condemnation proceeds at or after closing, or be cancelled and the earnest money returned to Buyer.

23. OTHER PROVISIONS

24. TIME IS OF THE ESSENCE IN THE PERFORMANCE OF THIS AGREEMENT.

25. GOVERNING LAW: This contract shall be governed by the laws of the State of Utah.

26. DEADLINE LIST (Optional) (complete all that apply). Based on other provisions of Contract.

Deadline Date
Loan Application Deadline, if contingent on loan
Loan Commitment Deadline
Buyer(s) Credit Information to Seller
Disapproval of Buyers Credit Deadline
Survey Deadline
Title Objection Deadline
Survey Deadline
Appraisal Deadline
Property Inspection Deadline

Whether or not listed above, deadlines contained in this Contract may be extended informally by a writing signed by the person granting the extension except for the closing date which must be extended by a writing signed by both Seller and Buyer.

EXECUTED the day of day of , 20 (THE EFFECTIVE DATE).

Buyer

Buyer

Seller

Seller

EXHIBIT FOR DESCRIPTION OR ATTACH SEPARATE DESCRIPTION

RECEIPT

Receipt of Earnest Money is acknowledged.

Signature:

By:

Address

City State Zip Code

Date:

Telephone ( )

Facsimile ( )

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What the Utah Purchase Contract Covers

The Utah Purchase Contract is a standardized real estate agreement used to document the sale and transfer of residential or commercial property within Utah. It records the identities of buyer and seller, legal property description, purchase price, earnest money, financing arrangements, closing date, possession terms, and any contingencies such as inspections or appraisal. The contract creates enforceable obligations once accepted by both parties and executed according to Utah recording and notarial requirements. This guide explains required fields, typical clauses, state-specific variations, filing options, timelines, and practical tips to complete the form accurately and reduce closing delays.

Why accurate completion matters

A properly completed Utah Purchase Contract clarifies rights and obligations, protects Earnest Money, and sets firm timelines for inspection, financing, and closing. It reduces disputes by recording agreed terms and provides the legal basis for enforcing remedies or seeking specific performance in Utah courts.

Why accurate completion matters

Who typically prepares and signs this contract

Real estate agents, buyers, sellers, and closing attorneys commonly prepare or review the Utah Purchase Contract before execution.

  • Listing agents and buyer's agents coordinating terms and contingencies for timely closings.
  • Mortgage lenders verify financing contingencies and deadlines; title companies confirm legal description and clearing title.
  • Attorneys or escrow officers often review additions, addenda, and closing instructions for risk management.

Parties should consult their agent or legal counsel when adding unusual contingencies, complex financing, or property defects to the contract.

Essential sections included in the Utah Purchase Contract

A complete Utah Purchase Contract includes party identification, property description, price and financing terms, contingencies, closing logistics, and remedies; each section allocates obligations and timelines.

Parties

List buyer and seller full legal names, mailing addresses, contact information, and authorized representatives; accuracy ensures enforceability and avoids identity disputes at closing or recording.

Property

Provide street address, parcel number, and full legal description or exhibit. Use the exact format from the county recorder to prevent title or recording rejections.

Price & Financing

State the purchase price, allocation of closing costs, financing contingency details, lender name if known, and timeline for loan commitment or proof of funds required.

Earnest Money

Specify deposit amount, recipient escrow agent, deadline for deposit, conditions for forfeiture or release, and instructions for handling funds at closing including wiring details and interest treatment.

Contingencies

List inspection, appraisal, title, and financing contingencies with clear cure periods and procedures for termination or amendment if contingencies are not satisfied, including notice requirements and delivery methods.

Closing & Possession

Define closing date, deed type, proration of taxes and utilities, possession transfer, and conditions precedent for funding and recording at the county recorder including escrow instructions and settlement statement obligations.

Step-by-step: preparing and executing the contract

Follow these sequential steps to prepare, verify, execute, and deliver a legally effective Utah Purchase Contract for residential or commercial closings.

  • 01
    Prepare: Gather IDs, lender pre-approval, title commitment, and property documents.
  • 02
    Complete Form: Enter all parties, legal description, price, dates, and contingencies.
  • 03
    Review: Confirm financing terms, inspection results, and addenda accuracy.
  • 04
    Execute: Sign, notarize if required, deliver to escrow and lender.

How to customize an online signing workflow

Configure an online workflow to place fields, require authentication, route signers, and attach conditional addenda before eSigning.

Field Configuration
Signature Authentication Email or SMS code; optional knowledge-based auth (KBA)
Field Types Signature, initials, dates, checkboxes, conditional fields
Routing Order Specify signing sequence or parallel signing for parties
Notifications Automated reminders and completion receipts to all parties

Technical considerations for eSigning and eSubmission

Basic platform capabilities needed to complete, sign, and store the Utah Purchase Contract electronically securely.

  • Formats: PDF, DOCX and HTML accepted
  • Integrations: Title, escrow, lender systems
  • Security: AES-256 at rest; TLS 1.2/1.3

Where to file, send, and submit the executed contract

Submit the executed contract to escrow, lender, title company, and county recorder as required for closing, funding, and recordation.

  • Escrow: Deliver executed contract and earnest money instructions to escrow agent.
  • Lender: Provide purchase contract, financing addenda, and loan submission documents.
  • Title Company: Submit legal description and signed contract for title commitment and clearance.
  • Recorder: Recorded deed is submitted post-closing; file with county recorder for public record.

Key information required on the contract

Buyer: Full legal name and contact
Seller: Full legal name and contact
Property Description: Street, parcel, legal description
Purchase Price: Dollar amount, financing terms and allocation
Earnest Money: Amount, escrow holder, deposit deadline
Closing Date: Date, possession, recording instructions

Common mistakes to avoid

  • Using an incomplete or imprecise legal description leads to title issues and recording delays; always cross-check with county parcel data and the seller's deed.
  • Failing to deliver earnest money by the contract deadline can lead to breach claims or termination; document transfer method and timing precisely.
  • Omitting financing contingency details or incorrect financing dates may leave buyers unprotected and create enforceability issues at closing or loan denial.
  • Not attaching required addenda, such as HOA disclosures or lead paint forms, can invalidate closing and lead to post-closing remedies or penalties.

Penalties and legal risks from errors

Missed Deadlines: Default, loss of deposit
Incorrect Description: Recording rejection, title issues
Unsigned Addenda: Contract unenforceable
Disclosure Failures: Civil penalties, rescission risk
Financing Failure: Contract termination risk
Notarization Missing: Deed recording delays

Comparing common eSignature vendors for Utah Purchase Contracts

Comparison of common eSignature plans and features relevant to executing Utah Purchase Contracts, with signNow listed first for vendor alignment and clarity.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Bulk Send Yes Varies by plan Varies by plan Varies by plan Varies by plan
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Varies Varies Varies Varies
Envelope Cap No cap 100 envelopes/user/year Varies Varies Varies

How teams use eSigned purchase contracts in practice

Real-world examples show how online signing reduces closing friction and keeps transaction records auditable across parties and devices.

Martin Properties

Tim Martin used an electronic workflow to handle multiple purchase contracts, reducing in-person signings during remote closings.

  • Improved turnaround time and consistent compliance.
  • He noted the system preserved audit trails, made it easy to attach financing addenda, and allowed escrow to receive completed contracts immediately, which shortened the time from acceptance to funding and reduced last-minute document errors.

Optica Ventures

Optica Ventures used eSign workflows for investor-related property purchases and remote seller signings to streamline documentation.

  • Reduced manual follow-up and paper handling.
  • Their operations leader highlighted quicker document return rates, consistent version control, and the benefit of a searchable audit trail when resolving post-closing questions, improving internal recordkeeping and external transaction transparency.

Best practices to complete the Utah Purchase Contract efficiently

Adopt these best practices to minimize errors, speed review cycles, and ensure the Utah Purchase Contract is ready for timely closing.

Verify legal description early
Obtain the exact legal description from the seller's deed or county parcel records before drafting the contract. Early verification prevents recording rejections, title exceptions, and delays that can derail scheduled closings and add unexpected costs.
Use clear contingency periods
Define inspection, financing, and appraisal deadlines with specific dates rather than vague terms. Include notice procedures and cure periods to avoid disputes and ensure each party understands the exact timeframe for remedy or termination.
Document earnest money handling
Specify escrow holder, deposit method, and refund or forfeiture conditions in writing. Confirm the escrow agent receives funds within the contractual deadline and document the wire or deposit receipt to prevent later claims about late payment.
Confirm signatures and notarization
Ensure all required signatures, initials, and notarizations appear on the final contract and attached addenda. If remote notarization is used, verify state acceptance and retain audio-video records or notary journal per local rules.

Key milestones in a typical purchase timeline

A typical purchase timeline includes offer, inspection period, loan approval, and closing; tracking milestones reduces last-minute delays.

01

Offer and Acceptance

Offer submitted; seller acceptance creates binding obligations if contract conditions met.

02

Inspection Period

Buyer conducts inspections and may cancel or request repairs per contingency deadlines.

03

Loan Commitment

Buyer secures financing or removes financing contingency by the stated deadline.

04

Closing & Recording

Funds transfer, deed signed and recorded; possession transfer per the contract terms.

Who performs which role during contract completion

Listing Agent

Listing agents prepare the contract to reflect seller expectations, disclose required property defects, and coordinate execution. They gather documentation, advise on acceptable offers, and communicate acceptance terms to buyers and escrow to avoid conflicting versions at signing.

Closing Attorney

Closing attorneys or escrow officers review title commitments, prepare deed documents, reconcile prorations, and confirm funds. They ensure recording compliance, prepare closing statements, and can advise on complex title issues or contractual disputes prior to or at closing.

Frequently asked questions about the Utah Purchase Contract

Answers to common questions on enforceability, eSignature use, notarization, contingencies, and filing to help parties complete Utah Purchase Contracts correctly.


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