In virtually every real estate transaction, as part of a buyer’s due diligence, the buyer has the right to approve or object to the contents of the PR and may cancel the transaction in the event the seller cannot provide clean title to the property by removing objectionable items, or exceptions, prior to closing.  For example, if a seller has a mortgage on the property, the mortgage must be paid in full prior to closing.  Mortgages are usually easy to remove, as they are generally paid in full with the proceeds from the sale.  In most cases, a buyer only has a short period of time to act on the PR.  Therefore, it’s extremely important to obtain the PR quickly, to review it immediately, and to take any necessary action if the contents of the PR are unacceptable.

The information in a PR is not always written in plain English and can be complicated by legalese.  For example, if a property has an easement that runs through it, the PR might say:

Subject to Pipeline Easement in favor of XYZ Utility Company across said property as recorded in Book S-65, at Pages 493, Official Washington County Records, also subject to existing county road across said property as it exists on said property. (Affects NE¼SW¼) (General easement, exact location not disclosed)

A cursory glance at the above paragraph reveals that an easement runs through the property, but without doing further research, it is difficult to know the location of the easement.  Does it run through the side yard, or does it run through the middle of the house?

The preliminary title report can definitely be confusing.  However, as a buyer, you have many advisors who can assist you in understanding the PR and how it pertains to the property you want to purchase.  Please engage your real estate broker or agent, or title and escrow officer and ask for an explanation of the PR.  Don’t be afraid to ask for help.  It’s your agent’s job to make sure you understand what you are buying. Hiring good agents who understand the PR and other real estate documents can mean the difference between making a good or bad investment.

Joe Allen, Principal Broker at Realty Absolute, is a skilled negotiator, salesman, and business analyst.  Joe specializes in marketing and selling homes in Southern Utah, and provides expert strategic advice to his clients.  When not selling homes, Joe can be found rock climbing, hiking, canyoneering, mountain biking, and skiing throughout the desert southwest.  You might also find him at a local marathon or Ironman Triathlon.  You can contact Joe at (435) 773-3870, or Joe@RealtyAbsolute.com.

http://www.youtube.com/watch?v=qzxCxqsOn0Y

Call Joe Allen at (435) 773-3870 for more information.

**Please note, the property is not mapped correctly in the map below.  For the correct map location, please see the photos.  Call Joe Allen at (435) 773-3870 for more information.

Indoor and outdoor spaces blend seamlessly together as large wood cased windows frame the spectacular unobstructed red rock views from nearly every room.  Designed to be in harmony with nature, the exterior of the home, with a crystal clear swimming pool, hot tub, and large deck for entertaining, invites residents and guests to spend their time outdoors.

Leeds Creek, rushing down from its headwaters at the base of 10,400 ft tall Pine Mountain, cascades over several small waterfalls as it traverses the property.  Seen and heard from the house, the sound of the natural creek adds to the ambiance of the setting.  Professionally designed xeriscaping enhances the appeal of the property, as the landscape does not require any more water than that which falls from the clouds.

For the chef in the family, the property features 2 kitchens; a gourmet kitchen on the main floor, and a second kitchen on the lower level.

With almost too many upgrades to describe, owning this property will almost surely make your dreams come true!

·      One of the most scenic properties in beautiful historic Silver Reef

·      Completely rebuilt – 4,963 sq. ft. – completed in 2010

·      Views that cannot be described – must be seen

·      Stunning natural Leeds creek with multiple small waterfalls

·      Rare endangered Joshua trees and professionally designed zero landscaping

·      Remarkable antique historic mining era artifacts and recreated silver mine

·      All new wood trimmed high energy efficient windows and doors

·      Almost maintenance free, energy efficient heated pool and hot tub with gas fire pit and outdoor TV

·      Custom steel stairs from pool deck to creek and large Gazebo at creek side

·      Attached office/casita with separate entrance perfect for professional or can be used as an office, bedroom, game room, etc.

·      Custom detail throughout: Under lit onyx countertop, Toto toilet seat, MBR shower with 8 sprayer heads, steam suite, seats and a view too!

·      Gorgeous 2-tone kitchen with stainless steel appliance and lighted cabinetry

·      Custom designed tile, wood and granite throughout.

·      Custom made walnut and glass entry doors

·      2 fireplaces, one a spectacular see thru fireplace, gas or wood

·      Motorized blinds, motorized sun shade awnings with automatic wind speed retraction

·      High performance central vacuum

·      Beautiful large entertaining deck.  2 levels of gas grills

·      Rock water feature in front yard

·      Lower level can function as complete 2 BR/2bath apartment for in-laws, caretaker, family visitors or just second kitchen, laundry, etc

·      Gorgeous open floor plan with views of Dixie National Forest red rocks west and Zion National Park east

·      4 car garages and carport as well as RV parking

·      4-5 bedrooms, 5 ½ baths, 2 main (ground) level Master suites

·      All bedrooms with walk-in closets

·      2 full kitchens, 2 laundries, large screen TV/theater area

·      Extensive electronics with doorbell answering system, multiple music playing systems including external speakers, etc.

·      Wonderful home for entertaining

·      Large storage areas

·      Unlimited 4-wheeling, hiking, or biking right out your own driveway

·      0.92 acre lot with thousand acre unobstructed view

·      Great neighborhood

2041 Silver Reef Dr, a beautiful home in Leeds, Utah, is perched at the head of the historic Silver Reef. Once the site of a rough and tumble mining boom town, Silver Reef is now home to a handful of upscale homes.

Available for a limited time, this updated property is offered for sale at $379,500 and comes fully appointed and equipped with top-end furnishings.  With its position atop the rocky outcrop of the Silver Reef, the views from the large deck, patio, and other outdoor living spaces are unparalleled.  When sitting on the deck, your senses will be overcome by the cacophony of sights, sounds, and scents.  Come visit the property, and you’ll be treated to the aroma of sage from the back yard, the chirping of birds, the flutter of wings of a family of quail, and red rock scenery that will leave you breathless.  Rising up beyond the red rocks, snow capped Pine Valley Mountain dominates the north-west skyline.

At an elevation of 3,800 feet, this property sits almost 1,000 feet higher than the St. George valley, and enjoys slightly cooler summertime temperatures than its close neighbor.

Recent updates to the home include new plush carpeting, granite counter tops in the kitchen, new light fixtures, and exquisite low maintenance desert landscaping.

With 2,264 square feet, 3 bedrooms, 2 bathrooms, an open floor plan, two living rooms, and a chef’s kitchen this property is large enough to accommodate a family, yet small enough to be manageable.

Luxury Home on the left side of the photo – Storm brewing over pine mountain

Southern Utah’s Finest Home

Perched high above the prestigious Green Springs Golf Course, in a gated enclave of fine homes, this luxurious estate is adjacent to the 62,000 acre Red Cliffs Desert Reserve. Complete with a 2 lane bowling alley, swimming pool, sports pub, two home theaters, a 55’ tall atrium, gym, and more, this 24,500 sq ft Tuscan style mansion was designed with the whole family in mind. With 7 bedrooms, 10 bathrooms, and a 6 car garage most people only dream about, this estate would make a perfect corporate retreat or the ultimate home for any family. This prestigious home is offered with all furnishings.*

Built in 2008, this executive home was featured in the St. George Area Parade of Homes and was promoted as the finest in the show. No expense was spared in creating this custom masterpiece. Few houses feature the level of detail found throughout this home. Exquisite wood work adorns nearly every surface. Large butted glass windows in the great room frame picturesque views of Zion National Park, Pine Valley Mountain, Southern Utah’s Red Rocks, and the city lights of St. George.

With a gorgeous kitchen and great room, at the heart of this home, residents and visitors will be astounded at the granite counters, professional appliances, magnificent fireplace, and dual waterfalls that cascade alongside the atrium from 3 stories up. With so many exquisite features it is difficult to pick a true highlight of the home, but most will agree that the pièce de résistance is the grand staircase that provides the central structure of the home and greets honored guests as they enter through the front door. This immense wood and iron staircase is truly a sight to behold.

While the interior sports the finest amenities available, the outside living spaces are not to be overlooked. Sophisticated architecture gracefully blends indoor and outdoor environments, inviting the occupants to enjoy the clean fresh air and spectacular scenery of Southern Utah. With over 3,500 sq. ft. of patio and deck space, this property was designed to encourage outdoor recreation. A favorite of many people, the lagoon-style swimming pool is the ideal place to cool off during the warm summer weather. Soak up the sun on one of the many lounge chairs, or invite your friends over for a BBQ under the veranda and take advantage of the outdoor kitchen.

Looking for entertainment? 18 flat screen TVs are positioned throughout the home and are controlled by a whole-house smart entertainment system. Take the custom all-wood elevator down to the sports pub and play a game of 9-ball on the elegant pool table. Complete with a gourmet kitchen of its own, a game table, and décor that rivals the finest lounges of the Las Vegas Strip, the sports pub is sure to be a favorite hang out spot. Did you remember to bring your bowling ball? The two lane bowling alley will provide quality entertainment for everyone. Better yet, turn on the neon lights, turn up the music, and throw a party for all your friends. Looking to catch a movie? No need to fight the crowds and deal with sticky floors at the theater. Stay in and enjoy Hollywood’s latest blockbusters from the comfort of your own private theater room. Can’t agree on what to watch? With two separate theater rooms, you can send the kids to their own theater and you can watch what you want.

Due to its exceptional design and exquisite features, this home was featured on the MTV show Teen Cribs. Click here to view the episode.

*Some exclusions apply. Contact the listing agent for details.