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After accepting an offer, the transaction enters the contract period. During this phase, the buyer conducts inspections, the lender orders an appraisal, and the title company prepares for closing. Sellers remain relatively passive but must respond to requests and resolve any issues that arise. Most closings occur 30-45 days after contract execution.

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Buyer’s Due Diligence Period

The first 7-14 days after contract execution are typically the buyer’s inspection period. During this time, the buyer evaluates the property condition.
Buyer hires a home inspector to evaluate the property’s condition. Inspection typically takes 2-3 hours. Sellers should vacate during the inspection and ensure all areas are accessible.
Depending on property characteristics, buyers may order additional inspections: radon testing, mold assessment, termite/pest inspection, sewer line scope, well and septic testing, or other specialized evaluations.
The buyer’s lender orders an appraisal to confirm the property value supports the loan amount. The appraiser visits the property, takes photos, and compares to recent sales. Sellers should ensure the home is clean and accessible.

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Responding to Repair Requests

After inspections, buyers typically submit a list of requested repairs or credits. Sellers have options for responding.
Complete the requested repairs before closing. Seller controls timing and contractors but must meet buyer’s expectations for quality.
Provide a closing cost credit or price reduction instead of making repairs. Buyer handles repairs after closing. Often preferred by sellers who don’t want to manage contractors.
Negotiate specific items. Common approach focuses on safety issues and major systems while declining cosmetic or minor maintenance requests.
Refuse to make repairs or offer credit. Buyer must decide whether to proceed as-is or terminate the contract.
Focus negotiations on safety hazards, major defects, and items affecting habitability or financing. Cosmetic issues and routine maintenance are typically not negotiated.

After the Inspection

Detailed guide to inspection negotiations

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When the Appraisal Comes in Low

If the appraisal comes in below the purchase price, the transaction must be renegotiated. The lender will only base the loan on the appraised value.
Lower the purchase price to match the appraised value. Seller receives less but keeps the deal together.
Buyer brings additional cash to cover the difference between appraised value and purchase price. Requires buyer to have funds available.
Seller reduces price and buyer brings additional funds to meet in the middle.
Provide additional comparable sales or property information that may support a higher value. Success is not guaranteed.
If the appraisal contingency is in place and parties cannot agree, the buyer may terminate and receive earnest money back.

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Title and Closing Process

While the buyer completes due diligence, the title company works in the background.
Title company prepares the settlement statement showing all transaction costs, credits, and prorations. Closing documents are drafted and reviewed.
If you have an existing mortgage, the title company obtains a payoff statement from your lender. The mortgage will be paid off from sale proceeds at closing.
Title company coordinates with all parties to schedule the closing appointment. Sellers may sign separately from buyers or at the same time.

Closing Process

Detailed timeline from contract to recording

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What to Expect at the Closing Table

Closing appointments typically last 1-2 hours. Sellers sign fewer documents than buyers.
  • Deed (transfers ownership to buyer)
  • Settlement statement (itemizes all costs and proceeds)
  • Affidavit of title (confirms ownership and known issues)
  • Loan payoff authorization (if existing mortgage)
  • Transfer tax declarations
  • Government-issued photo ID
  • Keys, garage remotes, and access devices
  • Any outstanding documentation requested
Net proceeds are disbursed after documents are signed and the deed is recorded. Funds typically arrive via wire transfer the same day or next business day. The settlement statement shows exactly how proceeds are calculated.

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Common Issues That Delay Closing

Liens, judgments, or ownership disputes discovered during title search. Must be resolved before closing can proceed.
Buyer’s loan approval takes longer than expected. May require contract extension.
Low appraisal requiring renegotiation, or appraiser identifies condition issues that must be addressed.
Buyer and seller cannot agree on repair requests. May result in extended negotiations or contract termination.
Name misspellings, incorrect information, or missing signatures require corrections before closing.

Title & Escrow Overview

Guide to title and closing services

Home Inspectors Overview

Guide to home inspection services