From Contract to Close
Once your home is under contract, the process shifts into a detailed review period designed to protect both you and the buyer. My role during this stage is to anticipate next steps, address potential issues before they become roadblocks, and ensure the transaction moves forward smoothly.
Inspections: A Closer Look
Most buyers will schedule a home inspection—often by a licensed general inspector—within the agreed-upon timeframe. Depending on the property, they may also bring in specialists such as roofers, HVAC technicians, or structural engineers for a more in-depth review.
For luxury properties, buyers sometimes add evaluations for pools, spas, septic systems, arborist reports, or even full environmental testing. My job is to coordinate these appointments, keep you informed, and advise you on the best response if any issues arise.
Appraisals: Confirming Value
If the buyer is financing their purchase, the lender will require a licensed appraiser to confirm that the property’s value supports the agreed purchase price. This third-party process ensures the lender’s investment is sound. I work proactively to provide the appraiser with accurate, well-documented information about your home’s features, upgrades, and market positioning.
The Closing Agent’s Role
A title company or closing attorney will act as the neutral third party overseeing the legal transfer of your property. They research the recorded history of your home to ensure the title is clear of any liens, restrictions, or unresolved claims, and will prepare the final documents for a smooth closing.
Contingencies: Protecting Both Parties
Contingencies are conditions written into the purchase agreement that must be satisfied for the sale to proceed. Common examples include home inspection results, appraisal value, and loan approval.
During this phase, the buyer will:
- Secure financing and insurance
- Review title reports and disclosure documents
- Complete their chosen inspections
- Once each contingency is met, it is formally removed, bringing the transaction closer to closing. If an inspection reveals a concern, the buyer may request repairs or renegotiate terms. I will guide you through your options and negotiate firmly to protect your interests.
Loan Approval
Whenever possible, I recommend working with buyers who are pre-approved by a reputable lender. Pre-approval provides far more certainty than a simple pre-qualification and helps ensure a smoother closing. Once the appraisal is complete and all financing conditions are met, the lender issues a final loan commitment—bringing us to the home stretch.
From inspections to final loan approval, I will be by your side at every step—anticipating challenges, protecting your position, and keeping the process moving toward a successful closing.