Windham County Purchase and Sale Agreement (Entity Seller) Form
Last validated September 14, 2026 by our Forms Development TeamFormatted for recording in Windham County, for property anywhere in the county: rural and unincorporated areas as well as Bellows Falls, Brattleboro, Cambridgeport, East Dover, Grafton, Jacksonville, Jamaica, Londonderry and 19 more.
- 3 documents included
- Immediate PDF download
- Formatting guarantee
Windham County Purchase and Sale Agreement (Entity Seller) Form
Fill in the blank Purchase and Sale Agreement (Entity Seller) form formatted to comply with all Vermont recording and content requirements.
Windham County Purchase and Sale Agreement (Entity Seller) Guide
Line by line guide explaining every blank on the Purchase and Sale Agreement (Entity Seller) form.
Windham County Completed Example of the Purchase and Sale Agreement (Entity Seller) Document
Example of a properly completed Vermont Purchase and Sale Agreement (Entity Seller) document for reference.
All 3 documents above included • One-time purchase • No recurring fees
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Additional Vermont and Windham County documents included at no extra charge:
Where to Record Your Documents
Town Clerk of Athens
Athens, Vermont 05143
Hours: Mo 9:00 to 1:00 or by appt.
Phone: (802) 869-3370
Town Clerk of Brattleboro
Brattleboro, Vermont 05301
Hours: Mo-Fr 8:30 to 5:00
Phone: (802) 251-8157
Town Clerk of Brookline
Newfane, Vermont 05345
Hours: Tu, Th 9:00 - 2:00; 1st Sat 9:00 to noon; and by appt.
Phone: (802) 365-4648
Town Clerk of Dover
West Dover, Vermont 05356
Hours: Mo-Fr 9:00 to 5:00
Phone: (802) 464-5100 x2
Town Clerk of Dummerston
East Dummerston, Vermont 05346
Hours: Mo, Tu, Th, Fr 9:00 to 3:00 & We 11:00 to 5:00
Phone: (802) 257-1496
Town Clerk of Grafton
Grafton, Vermont 05146
Hours: Mo, Tu, Th, Fr 9:00 to 12:00 & 1:00 to 4:00; call first
Phone: (802) 843-2419
Town Clerk of Guilford
Guilford , Vermont 05301
Hours: Mo 7:00 to 6:00; Tu-Th 7:00 to 5:00
Phone: (802) 254-6857
Town Clerk of Halifax
West Halifax, Vermont 05358
Hours: Mo, Tu, Fr 8:00 to 3:00 & Sa 9:00 to noon
Phone: (802) 368-7390
Town Clerk of Jamaica
Jamaica, Vermont 05343
Hours: Mo-Th 9:00 to 4:00
Phone: (802) 874-4681
Town Clerk of Londonderry
South Londonderry, Vermont 05155
Hours: Mo, Tu, Th, Fr 8:30 to 2:30; We 10:00 to 5:00; Sat by appt
Phone: (802) 824-3356
Town Clerk of Marlboro
Marlboro, Vermont 05344
Hours: Mo, We, Th 9:00 to 4:00 (always call ahead)
Phone: (802) 254-2181
Town Clerk of Newfane
Newfane, Vermont 05345
Hours: Mo - Fr 8:00 to 6:00
Phone: (802) 365-7772 x10
Town Clerk of Putney
Putney, Vermont 05346
Hours: Mo, We-Fr 9:00 to 2:00; We 7:00 to 9:00; Sa 9:00 to noon
Phone: (802) 387-5862 x14
Town Clerk of Rockingham
Bellows Falls, Vermont 05101
Hours: Mo-Fr 8:30 to 4:30
Phone: (802) 463-4336 x102
Windham County Clerk (for Somerset)
Newfane, Vermont 05345
Hours: 8:30 to 4:00 M-F
Phone: (802) 251-2009
Town Clerk of Stratton
Stratton, Vermont 05360
Hours: Mo-Th 9:00 to 3:00
Phone: (802) 869-6184
Town Clerk of Townshend
Townshend, Vermont 05353
Hours: Mo-We & Fr 9:00 to 4:00
Phone: (802) 365-7300
Town Clerk of Vernon
Vernon, Vermont 05354
Hours: Mo, Tu, Th 7:30 to 5:30; We 7:30 to 9:30am
Phone: (802) 257-0292 x4
Town Clerk of Wardsboro
Wardsboro, Vermont 05355
Hours: Mo-Th 9:00 to 12:00 & 1:00 to 4:30
Phone: (802) 896-6055
Town Clerk of Westminster
Westminster, Vermont 05158
Hours: Mo-Fr 8:30 to 4:00
Phone: (802) 722-4091
Town Clerk of Whitingham
Jacksonville, Vermont 05342
Hours: Mo-Fr 9:00 to 2:00; We 5:00 to 7:00; 1st Sa 9:00 to noon
Phone: (802) 368-7887
Town Clerk of Wilmington
Wilmington, Vermont 05363-0217
Hours: Mo-Fr 8:30 to 12:00 & 1:00 to 4:00
Phone: (802) 464-5836
Town Clerk of Windham
Windham, Vermont 05359
Hours: Mo 12:00 to 4:30; Tu 8:30 to 12:00; We 8:30 to 4:30; Th 11:30 to 4:30
Phone: (802) 874-4211
Recording Tips for Windham County:
- Bring your driver's license or state-issued photo ID
- Ensure all signatures are in blue or black ink
- Documents must be on 8.5 x 11 inch white paper
- Double-check legal descriptions match your existing deed
- Verify all names are spelled correctly before recording
Cities and Jurisdictions in Windham County
Properties in any of these areas use Windham County forms:
- Bellows Falls
- Brattleboro
- Cambridgeport
- East Dover
- Grafton
- Jacksonville
- Jamaica
- Londonderry
- Marlboro
- Newfane
- Putney
- Saxtons River
- South Londonderry
- South Newfane
- Townshend
- Vernon
- Wardsboro
- West Dover
- West Dummerston
- West Halifax
- West Townshend
- West Wardsboro
- Westminster
- Westminster Station
- Whitingham
- Williamsville
- Wilmington
Hours, fees, requirements, and more for Windham County
How do I get my forms?
Forms are available for immediate download after payment. The Windham County forms will be in your account ready to download to your computer. An account is created for you during checkout if you don't have one. Forms are NOT emailed.
Are these forms guaranteed to be recordable in Windham County?
Yes. Our form blanks are guaranteed to meet or exceed the applicable formatting requirements used for recording in Windham County, including margin requirements, font requirements, and other layout standards. This guarantee applies to formatting, not to the legal sufficiency of information entered by the user or the suitability of a form for a particular transaction.
Can I reuse these forms?
Yes. You can reuse the forms for your personal use. For example, if you have multiple properties in Windham County you only need to order once.
What do I need to use these forms?
The forms are PDFs that you fill out on your computer. The free Adobe Acrobat Reader is recommended, and most PDF apps also work. You do NOT enter your property information online - you download the blank forms and complete them privately on your own computer.
Are there any recurring fees?
No. This is a one-time purchase. Nothing to cancel, no memberships, no recurring fees.
How much does it cost to record in Windham County?
Recording fees in Windham County vary. Contact the recorder's office at (802) 869-3370 for current fees.
Questions answered? Let's get started!
This purchase and sale agreement is set up for a Vermont real estate transaction in which the seller is an entity: a limited liability company, corporation, partnership, or other organization. The seller section collects the entity's legal name, type, and state of organization, and the signature section pairs the entity name with the signature, printed name, and title of the person signing on its behalf, with two buyer signature blocks on the other side of the transaction.
A signature backed by written authority
Vermont's Statute of Frauds, 12 V.S.A. § 181(5), puts every land sale contract in writing, signed by the party to be charged or by a person lawfully authorized, and it adds the rule that matters most when the seller is an organization: authorization to execute the contract on behalf of another shall be in writing. The Vermont Supreme Court enforces that requirement strictly, holding in Stonewall of Woodstock Corp. v. Stardust 11TS, LLC, 208 Vt. 97 (2018), that an attorney's emails could not supply the signed writing for an LLC's land sale because no written authorization stood behind them. The agreement carries an authority section stating that the entity has duly authorized the sale and that the signer acts in the capacity shown under the signature line; the member consent, resolution, or operating agreement provision that supplies the written authorization stays with the entity's records.
Vermont's contract-stage disclosures, built in
Vermont attaches its flood disclosure to the contract itself. Under 27 V.S.A. § 380, effective in its current form on September 1, 2025, the seller delivers the FEMA flood insurance rate map information, the property's flood history during the seller's possession, and the seller's flood insurance status before or as part of the contract for conveyance, and a buyer who did not receive the disclosure may terminate before title or occupancy transfers. The agreement states that those disclosures were delivered and provides an additional-disclosures section for the rest of the transaction's statements, alongside the water supply materials described in 27 V.S.A. § 616 and the smoke and carbon monoxide alarm certification the seller of a single-family dwelling signs at closing under 9 V.S.A. § 2883, each prepared separately from this contract.
Price, deposit, and the path to the deed
The price section collects the total purchase price, the deposit, the deposit holder, and the closing balance, and states the remedy terms in plain language: the deposit is credited at closing, a buyer default forfeits it as liquidated damages, and a seller default returns it with the buyer's remedies preserved. The operative section obligates the seller to deliver an executed and acknowledged deed of the form the parties name, conveying marketable title free of all encumbrances except the permitted exceptions listed in the agreement. The closing terms prorate taxes and charges, place the Vermont property transfer tax and the Property Transfer Tax Return with the buyer under 32 V.S.A. §§ 9602 and 9606, and carry the nonresident withholding rule of 32 V.S.A. § 5847, under which the buyer withholds 2.5 percent of the consideration when the entity seller's controlling interest is held outside Vermont, unless a certificate excuses the withholding.
A contract, not a deed
The agreement binds the parties; it does not convey title, and it is not designed for recording. Vermont conveyance law runs through the closing deed, which is acknowledged before a notary public and recorded with the clerk of the town where the land lies, together with the transfer tax return the town clerk must have before recording under 32 V.S.A. § 9608, and each of those closing documents is prepared separately and not included in this package. The general provisions make time of the essence, fold attached exhibits into the contract, and select Vermont law, and the special provisions section holds negotiated terms such as inspection or financing contingencies.
The download includes the fillable Vermont purchase and sale agreement, a completed example showing a Vermont LLC selling a South Burlington property through its manager, and a guide that walks through every section, the disclosure statutes, and the closing, tax, and recording steps. The materials are informational and are not legal advice.
Important: Your property must be located in Windham County to use these forms. Documents should be recorded at the county recording office listed above.
This Purchase and Sale Agreement (Entity Seller) meets all recording requirements specific to Windham County.
Our Promise
The documents you receive here are guaranteed to meet or exceed the applicable Windham County recording format requirements. If there is a rejection caused by our formatting, we will correct the issue or refund your payment. This guarantee applies to document formatting only and does not extend to information entered by the user, the selection of the form, or the legal effect of the completed document.
Save Time and Money
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Thank you for the review, Kevin, and for laying out exactly what you saw.
The message you received ("Utah County does not accept cover pages for recording. Please remove or reorder to the back. Thank you.") came directly from the Utah County Recorder. We pass recorder rejection notes along as written, and we agree it was ambiguous. Rejection notes from recording offices often are, since they are written for people who file in that county every day.
Supporting documents always travel behind the main document they belong to, so there was nothing for you to reorder, and by your description the cover page was already at the back. With the cover page removed, the package matched what the recorder's note asked for.
On routing: nothing is mailed back with e-recording. The recorder records the document image, adds the recording information, and returns the recorded copy electronically through the e-recording system to us. It then appears on your package in your account and you get a message from us. A cover page plays no part in that, so leaving it out did not affect where your document goes.
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