Title, Deeds, Encumbrances, and Closing
Deeds
Vermont recognizes warranty deeds and quitclaim deeds. A warranty deed carries covenants of title (seisin, right to convey, against encumbrances, quiet enjoyment, warranty, further assurances); a quitclaim conveys whatever interest the grantor holds with no promises. Deeds must be written, identify the parties and the land, be signed by the grantor, acknowledged before a notary or other authorized officer, and recorded in the town clerk's office where the land lies - Vermont has no statewide recording office.
Title and marketability
Title work means searching town land records, probate, tax, and court records, usually abstracted and certified by an attorney. Marketable title is title free from reasonable doubt, not perfect title. Title insurance protects against defects a search misses; the lender's policy protects only the lender, so the buyer needs an owner's policy.
Encumbrances
Distinguish liens (mortgage, judgment, tax, mechanic's lien) from easements, covenants, and encroachments. Recorded easements bind later purchasers; unrecorded interests generally do not bind a purchaser without notice. Vermont's recording statute protects a subsequent purchaser for value who records first without notice - study the statutory language and treat it as race-notice.
Closing
The closing statement allocates debits and credits, prorates taxes and rents, and accounts for the deposit. The deed must be delivered and accepted; recording gives constructive notice to the world. Vermont homestead rights, property transfer tax, and any required permit or compliance documents should be resolved before closing.
Traps
A quitclaim paired with warranty language; a spouse who never signed; an easement described by a survey that does not exist; a mortgage discharged in bankruptcy but never released of record.
Rule of thumb
Search, insure, and record - in that order.