We Buy Houses for Cash in Utah

In Utah, much of what a seller has to do lives in the contract rather than in a statute. The Division of Real Estate's state-approved purchase contract spells out the seller disclosures, sells the home as-is and sweeps water shares into the price. On the lending side, the trust deed cycle runs on three-month clocks, with no right to redeem after the sale. Swifty Home Buyers makes cash offers on Utah houses in the condition they are in, from Salt Lake Valley bungalows and Wasatch Back cabins to St. George homes and rural properties with irrigation shares, with no agent commissions, no repair list and a closing date you pick. Here is a walk through the Utah pieces, starting with the contract.

We buy houses in all 50 states. This guide covers the rules that matter in Utah.

In the county recorder fee schedule we checked, Utah's costs at recording look modest. The Salt Lake County Recorder lists a flat $40.00 fee for recording a standard document. We did not find a Utah transfer or excise tax in the sources we reviewed, but we have not confirmed there is none, so your title company should confirm the full list of charges on your settlement statement. Under the state-approved Real Estate Purchase Contract, settlement occurs when documents are signed and funds delivered, and closing is complete when loan proceeds are delivered and documents are recorded, within four calendar days after settlement. The contract has four key deadlines for the parties to fill in: the seller disclosure deadline, the due diligence deadline, the financing and appraisal deadline and the settlement deadline. The bigger question for most Utah sellers is the commission on a listing, which we do not charge. We give you a written breakdown of costs before you commit.

Utah homes are mostly secured by trust deeds, which are sold by a trustee without going to court. Under Utah Code 57-1-24, the trustee first files a notice of default and breach for record, and the sale cannot proceed until not less than three months have elapsed from that filing. Under 57-1-31, the trustor or others with an interest can reinstate within three months of the filing of the notice of default by paying the entire amount then due, including the costs and the trustee's and attorney's fees, and the loan is reinstated as if no acceleration had occurred. Notice of sale under 57-1-25 must be posted at least 20 days before the sale on the property and at the county recorder's office, and published at least three times, once a week, with the last publication at least 10 days but not more than 30 days before the sale. The sale takes place between 8 a.m. and 5 p.m. at a courthouse serving the county. Under 57-1-27, no additional notice of a postponed sale is required unless the postponement is for longer than 45 days after the date in the original notice. Section 57-1-28 says the trustee's deed conveys title to the purchaser without right of redemption. A lender that is not made whole can sue for the balance, but under 57-1-32 only within three months after the sale, and the court must find the fair market value at the date of sale and may not award more than the amount by which the indebtedness, with interest, costs and expenses of sale, exceeds that value. The Utah Courts self-help page points to housing counselors searchable by ZIP code through the Consumer Financial Protection Bureau and to the national helpline at 888-995-HOPE (4673). A cash closing ahead of the sale date settles the loan from the price, and any equity goes to you.

• Sell as-is
• Inherited house
• Foreclosure
• Tenants or rental property

Salt Lake County

The Salt Lake County Recorder's page shows what recording a deed here takes. The flat fee for a standard document is $40.00, the document must contain a notary acknowledgment and be signed and certified by the officer taking it. The page also sets formatting rules, such as 8.5 by 11 inch white paper and black ink. Your title company normally handles all of this, but the checklist shows how a deed that misses a requirement can be rejected and delay a closing. If your Salt Lake County home is facing a trustee sale, remember the statutory sequence: three months after the notice of default, notice posted at least 20 days ahead, and a sale at a courthouse serving the county between 8 a.m. and 5 p.m. A cash sale that closes before that date can pay off the loan and leave the equity with you.