Even the Smoothest Real Estate Transactions Can Hit a Bump in the Road
There’s a phrase I’ve adopted over the years that applies to just about everything I do, personally and professionally: Everything is figureoutable.
It’s not that I believe every problem has an easy solution, or that every situation will turn out exactly the way we hoped. But I do believe there’s almost always a productive next step, another question worth asking, or a different way to approach a challenge.
And if there’s one profession where that mindset comes in handy, it’s real estate.
I’ve been involved in enough transactions to know that even the most straightforward home purchase or sale can encounter an unexpected complication. Everything might be moving along beautifully until a title search uncovers an old easement, an appraisal comes in below the purchase price, or someone discovers that a permanent dock on a lakefront property was installed without the necessary permit.
Suddenly, a transaction that seemed relatively simple has a new problem to solve.
For some people, that’s when the stress begins.
For me, that’s when we start asking questions.
I’m Erin McCormick, a Realtor with Keller Williams Vermont, and I believe one of the most valuable skills a real estate agent can bring to a transaction is the ability to solve problems before they become bigger problems.
Because finding a buyer, negotiating an offer, and getting a property under contract are important. But navigating everything that happens between contract and closing is where experience, creativity, and persistence can make a meaningful difference.
A Real Estate Transaction Is Rarely a Straight Line
When buyers and sellers imagine a real estate transaction, they often picture a fairly predictable sequence.
A buyer makes an offer. The seller accepts. Inspections happen. The appraisal comes back. The lender approves the financing. Everyone signs the paperwork, and the keys change hands.
And sometimes, that’s exactly how it goes.
But real estate transactions involve people, properties, legal documents, lenders, inspectors, municipalities, and a whole collection of deadlines and dependencies. There are plenty of opportunities for something unexpected to surface.
A home inspector might discover an issue with a heating system that wasn’t apparent during the showing. A lender may need additional documentation about a private road. A title search might reveal an old mortgage that was never properly discharged.
Sometimes the complication is relatively minor and can be resolved with a few phone calls. Other times, it requires additional research, negotiations, professional advice, or a change in plans.
The important thing is recognizing that an unexpected issue doesn’t automatically mean the transaction is falling apart.
It means we have something to investigate.
The Unpermitted Dock That Nobody Thought to Question
Vermont’s lakes and waterfront properties are a perfect example of why property-specific due diligence matters.
Imagine you’re purchasing a lakefront home with a beautiful permanent dock. It’s been there for years, the seller has used it without issue, and it was one of the features that attracted you to the property.
Then, during due diligence, a question comes up about whether the dock was properly authorized.
Suddenly, something that seemed like a straightforward feature of the property requires further investigation.
Does the structure need a state permit? Was a permit ever issued? Is the dock legally allowed to remain? Are there opportunities to bring it into compliance, or could changes or removal be required?
Those aren’t questions I can answer simply by looking at the dock.
And they’re certainly not questions I would want a buyer to ignore.
My approach would be to gather the available documentation, identify the applicable regulatory requirements, and connect with the appropriate state officials and qualified professionals to understand the situation.
Depending on what we learn, there may be a path to compliance, a modification that addresses the issue, or a need to renegotiate the terms of the purchase.
There may also be situations where the issue can’t be resolved in a way that makes sense for the buyer.
The point is that we don’t make assumptions.
We investigate, understand the options, and make an informed decision.
What Happens When an Appraisal Comes in Low?
A low appraisal is another situation that can create anxiety for both buyers and sellers.
Let’s say a home goes under contract for $550,000, but the lender’s appraisal comes back at $525,000.
Now there’s a $25,000 difference between the agreed-upon purchase price and the appraised value.
That doesn’t necessarily mean the transaction is over, but it does mean we need to understand the implications.
The first step is to review the appraisal and discuss the findings with the appropriate parties. Were the comparable sales appropriate? Were important property features or improvements overlooked? Is there factual information that warrants reconsideration?
If there’s a legitimate basis to challenge the valuation, the lender may have a formal reconsideration-of-value process.
But an appraisal isn’t something an agent can simply negotiate upward.
If the value stands, we may need to explore other possibilities.
Perhaps the buyer and seller can renegotiate the purchase price. Perhaps the buyer has the financial flexibility to contribute additional funds, subject to their lender’s requirements. Maybe there’s another solution that works for both parties.
And sometimes, depending on the contract and the buyer’s financial circumstances, moving forward may not be the right decision.
My role is to help everyone understand the issue, communicate constructively, and explore the available options without losing sight of my client’s interests.
Vermont Has No Shortage of Interesting Real Estate Complications
One of the things that makes Vermont real estate so interesting is that our properties don’t always fit neatly into a standard checklist.
We have historic farmhouses, private roads, shared driveways, aging infrastructure, unusual property boundaries, and homes that have been modified over generations.
And sometimes those characteristics introduce complications that nobody anticipated when the offer was accepted.
Here are a few examples of issues that can arise during a Vermont real estate transaction:
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An undocumented or unclear right-of-way: A property has been accessed across a neighbor’s land for decades, but the recorded legal access needs clarification.
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A septic system that doesn’t match the property’s advertised use: A home is marketed with four bedrooms, but the available wastewater documentation supports fewer.
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An old mortgage that was never discharged: The seller paid off the loan years ago, but the required release wasn’t properly recorded.
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A private road without a formal maintenance agreement: The lender needs additional documentation about access or shared maintenance responsibilities.
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An inactive homeowners association: Recorded covenants refer to an HOA that hasn’t held meetings or collected dues in years, raising questions about its legal status and obligations.
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An unpermitted addition or renovation: Improvements were made without the required approvals, and their status needs to be investigated.
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A property boundary discrepancy: A fence, driveway, or outbuilding may not be located where everyone assumed the boundary was.
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An inspection finding: A heating system, roof, foundation, or other component requires further evaluation.
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A financing delay: The lender needs additional documentation, the appraisal is delayed, or an underwriting question needs to be resolved.
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A closing timeline that no longer works: A seller’s next home isn’t ready, a buyer’s financing takes longer than expected, or another logistical issue requires flexibility.
Some of these situations are relatively straightforward.
Others can involve complicated legal, financial, or regulatory questions.
But the process starts the same way: understanding exactly what the issue is before deciding how to address it.
My First Rule: Don’t Panic. Get the Facts.
When something unexpected happens, it’s easy for people to jump straight to the worst-case scenario.
The septic system failed. The appraisal is low. The attorney found a title issue.
Does that mean the deal is dead?
Maybe. But probably not enough information has been gathered yet to know.
My first priority is to understand the problem.
What exactly was discovered? Who identified it? Is there documentation? What are the actual implications? Is there a deadline we need to consider? Who has the expertise to evaluate it?
I want to separate what we know from what we’re assuming.
For example, an inspection report might identify a concern with a foundation. That doesn’t automatically tell us how serious the issue is or what it would cost to address.
We may need a qualified structural engineer or contractor to provide additional information.
Similarly, a question about a deed restriction may require an attorney’s interpretation before we can determine what it means for the buyer’s plans.
I don’t believe in minimizing legitimate concerns.
But I also don’t believe in making decisions based on incomplete information.
My Second Rule: Find the Right People and Get Them Talking
One of the most important parts of problem-solving in real estate is knowing when to bring in another professional.
I’m a Realtor, not an attorney, engineer, appraiser, septic designer, or building inspector.
And I don’t pretend to be.
What I can do is recognize when we need additional expertise, help coordinate the right people, and keep the process moving.
If there’s a title issue, I want the attorneys involved early.
If there’s a question about a wastewater permit, we may need to contact the appropriate state agency or a qualified wastewater professional.
If an inspection identifies a structural concern, I want someone with the appropriate expertise to evaluate it.
And if the issue affects financing, I want to understand the lender’s requirements before we spend time pursuing a solution that won’t satisfy them.
Sometimes the biggest obstacle isn’t the problem itself.
It’s that the people who have the information needed to solve it aren’t communicating with one another.
I believe in getting the right people involved, asking direct questions, and making sure everyone understands what we’re trying to accomplish.
My Third Rule: Understand the Options Before Negotiating
Once we understand the problem, the next step is identifying realistic options.
And this is where creativity can make a difference.
If an inspection uncovers a significant issue, the solution isn’t always as simple as asking the seller to repair it.
Maybe a price adjustment makes more sense. Perhaps a seller credit is possible, subject to lender requirements. Maybe a repair can be completed before closing, or the parties can agree on another arrangement that appropriately addresses the concern.
If a seller needs additional time to move because their next home isn’t ready, perhaps the closing date can be adjusted.
If a lender requires documentation about a private road, maybe the necessary recorded agreement already exists and simply needs to be located.
The solution depends on the facts, the contract, the parties’ priorities, and the professionals involved.
What matters is being willing to consider more than one approach.
I don’t want to present my client with a problem and leave them to figure out what to do.
I want to help them understand the possible paths forward, the tradeoffs involved, and which questions still need answers.
My Fourth Rule: Stay Ahead of the Problem
Of course, the best problem is the one we identify before it becomes an emergency.
That’s why I’m so focused on proactive transaction management.
If we’re buying a home on a private road, I want to ask about access and maintenance documentation early.
If we’re purchasing a property with a septic system, I want to understand what records are available and whether additional inspections or research are warranted.
If we’re selling a home with an old addition, I want to investigate permit questions before a buyer raises them during due diligence.
And if we’re approaching an important financing or inspection deadline, I want to know where things stand before we’re down to the final hours.
Not every complication can be anticipated.
But many of them can.
And even when we can’t prevent an issue, identifying it early gives us more time to investigate and consider solutions.
Time is one of the most valuable resources in a real estate transaction. I don’t want to waste it by waiting until a problem becomes urgent.
My Fifth Rule: Keep Communication Clear, Direct, and Productive
When a transaction hits a bump in the road, communication becomes even more important.
I want my client to understand what’s happening, what we’re doing about it, and when they can expect to learn more.
That doesn’t mean sending a stream of updates every time someone has a new theory or an unverified concern.
It means gathering reliable information, communicating meaningful developments, and making sure the client has what they need to make decisions.
It also means maintaining a productive relationship with the agent on the other side of the transaction.
A problem doesn’t necessarily have to become a conflict.
Sometimes both parties want the same thing: to find a reasonable way to keep the transaction moving.
And even when interests differ, respectful, direct communication can help us understand where there may be room for agreement.
I’ve found that a five-minute phone conversation can often accomplish more than a long series of emails, particularly when people are frustrated or uncertain.
My goal is to keep the conversation focused on solutions rather than blame.
Problem-Solving Is a Skill I’ve Built Throughout My Career
My approach to real estate has been shaped by more than my experience representing buyers and sellers.
Before focusing on my own real estate business, I held executive leadership positions, including serving as a president and chief operating officer within a large real estate organization.
I’ve also spent years consulting with real estate businesses and agents across the country.
In those roles, problem-solving wasn’t an occasional responsibility. It was a significant part of the job.
Managing people, operations, budgets, competing priorities, and complex projects teaches you that very few challenges are solved by simply identifying what’s wrong.
You have to understand the underlying issue, determine what resources are available, identify the decision-makers, and create a plan.
You also learn that not every problem has a perfect solution.
Sometimes you’re choosing between several imperfect options, and your job is to help people make the most informed decision possible.
I bring that same mindset to my real estate transactions.
I like figuring things out.
I enjoy asking questions, connecting the dots, and finding a productive path forward when something initially seems complicated.
And I think that’s one of the most valuable things I can offer my clients.
Everything Is Figureoutable Doesn’t Mean Every Deal Should Close
There’s an important distinction I want to make.
Believing that everything is figureoutable doesn’t mean I believe every real estate transaction should be saved.
Sometimes the information we uncover reveals a problem that can’t be reasonably resolved.
Sometimes the financial implications no longer make sense.
And sometimes a buyer or seller decides that moving forward isn’t in their best interest.
That’s okay.
My job isn’t to force a transaction to close simply because we’ve invested time and energy into it.
My job is to represent my client’s interests, help them understand their options, and provide thoughtful guidance.
There are situations where the best solution is to renegotiate. Others where it’s to extend a deadline, bring in additional expertise, or make a different arrangement.
And sometimes, subject to the contract and appropriate legal advice, the right decision may be to walk away.
That’s still problem-solving.
Because the objective isn’t just to get to closing.
It’s to help my client make the right decision.
The Work Behind the Scenes Is Often What Makes the Difference
When a real estate transaction goes smoothly, it’s easy to assume everything simply fell into place.
But often, there are dozens of conversations, follow-ups, scheduling adjustments, and small decisions happening behind the scenes.
An attorney needs a document. A lender has a question. An inspector needs access. A permit needs to be located.
Sometimes those details are resolved before the client even realizes there was a potential issue.
And that’s exactly how I want it to work.
I don’t believe good representation is measured by how dramatic a transaction becomes or how many problems an agent can claim to have solved.
I believe it’s measured by preparation, judgment, communication, and the ability to help clients navigate whatever comes their way.
The best problem-solving often starts long before anyone realizes there’s a problem.
Why I Believe Problem-Solving Is One of a Realtor’s Most Important Strengths
There are plenty of ways to find homes online.
There are automated valuation tools, AI-generated property descriptions, virtual tours, and more information available to buyers and sellers than ever before.
Technology can make many parts of real estate more efficient.
But when an appraisal comes in low, a deed raises an unexpected question, or a property has an unpermitted improvement, technology alone isn’t going to negotiate a solution, coordinate the right professionals, or help you evaluate the tradeoffs.
That requires judgment.
It requires experience, persistence, relationships, and the willingness to take ownership of the next step.
And in a state like Vermont, where properties often have unique histories, systems, and legal arrangements, I believe those skills are particularly valuable.
I can’t promise that your transaction will be completely free of surprises.
But I can promise that when something unexpected comes up, my first instinct won’t be to throw up my hands and tell you there’s a problem.
It will be to ask: What do we need to know, who can help us figure it out, and what are our options?
Because that’s how I approach business, and it’s how I approach real estate.
Everything is figureoutable.
And when you’re buying or selling a home, having someone in your corner who genuinely believes that can make all the difference.
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Erin McCormick | Realtor, Keller Williams Vermont
Founder, Travel Like a Local® Vermont | Live Local Vermont
Property, financing, permitting, and title issues can require advice from qualified legal, lending, engineering, inspection, or regulatory professionals. This article is for general information and is not legal advice.