From Accepted Offer to Closing
Congratulations, your offer was accepted! Here's your roadmap for the next 30-45 days as we work toward getting you the keys to your new home.
Your Closing Timeline
A typical timeline from accepted offer to closing (30-45 days)
Offer Accepted
- Sign purchase agreement
- Submit earnest money
- Notify lender
Get Started
- Order home inspection
- Provide documents to lender
- Review title commitment
Inspection Period
- Attend home inspection
- Review inspection report
- Submit repair requests
Inspection Resolution
- Negotiate repairs/credits
- Sign inspection amendment
- Continue loan processing
Appraisal & Underwriting
- Appraisal ordered by lender
- Final loan documents submitted
- Insurance quotes obtained
Final Preparations
- Clear to close from lender
- Final walkthrough
- Review closing documents
Closing Day
- Sign closing documents
- Wire funds
- Get your keys!
Staying on Track
Follow these guidelines to ensure a smooth path to closing
Respond Quickly to Lender Requests
Loan processing delays are the #1 cause of closing delays. Respond to document requests same-day if possible.
Don't Make Major Purchases
Avoid buying cars, furniture, or opening new credit cards. Any change to your financial picture can jeopardize your loan.
Keep Your Schedule Flexible
You may need to attend inspection, appraisal, or final walkthrough on short notice.
Don't Change Jobs
Employment changes can derail financing. If a job change is unavoidable, discuss with your lender first.
Common Delays & Solutions
Even the smoothest transactions can hit bumps. Here's what to watch for and how we prevent or handle common issues:
My Role During This Phase
I'll be tracking every deadline, coordinating with your lender and the title company, and keeping you informed every step of the way. If issues arise, I'll work to resolve them quickly so you can close on time.
Missing loan documents
Create a folder with all financial documents ready to submit immediately
Appraisal comes in low
We can renegotiate or you may need to bring additional cash to closing
Title issues discovered
Title company works to resolve; may require seller action
Inspection items not completed
Verify all agreed repairs before final walkthrough
Wire transfer delays
Schedule wire 2-3 days before closing; never send wire info via email
The Final Walkthrough
Usually scheduled 24-48 hours before closing, this is your chance to verify the property is in the agreed-upon condition.
We'll check that agreed repairs were completed, all fixtures are present, and the property is clean and ready for you to move in.
Walkthrough Checklist
- Test all appliances and systems
- Run water in all sinks/showers
- Check that agreed repairs were completed
- Verify all fixtures and items included in sale
- Look for any new damage
- Confirm property is broom clean
Dawn's Pro Tips
Lessons from hundreds of transactions to help yours go smoothly
Keep records organized
Create a dedicated email folder and physical file for all transaction documents. You'll reference them during and after closing.
Respond same-day
When your lender or title company requests documents, respond within hours if possible. Quick responses prevent delays.
Don't pack yet
Wait until you're clear to close before packing. Delays can happen, and you don't want boxes everywhere for weeks.
Schedule utilities early
Contact utility companies a week before closing to schedule transfers. Some require advance notice.
Keep cash reserves
Don't spend every dollar on the purchase. You'll need funds for moving, immediate repairs, and unexpected expenses.
Walk the property again
Beyond the official final walkthrough, drive by periodically to ensure no changes have occurred.
Under Contract FAQs
Can the seller back out after accepting my offer?
Once under contract, sellers can't simply change their mind. They'd need a valid contractual reason or face potential legal consequences. Buyer contingencies are more common exit points.
What if the appraisal comes in low?
Options include: renegotiating the price, paying the difference in cash, challenging the appraisal, or walking away (if you have an appraisal contingency). I'll guide you through the best approach.
Can I visit the property before closing?
Usually the contract allows for a final walkthrough 24-48 hours before closing. Additional visits should be coordinated with the seller's permission.
What happens if we miss the closing date?
We can often extend the closing date by mutual agreement. Extensions are common due to lender delays or title issues. Communication is key to keeping the transaction on track.