The Title Policy
Most Purchase and sale contract states that you agree to provide the Buyer with a title policy to insure the good condition of the title. We can will provide you with information on local title companies and their prices. Once you have decided on a title company, you can order the title policy. The title company will then provide you with a commitment to insure based on the condition of the title. You should have an attorney review the Title Policy if there are any problems that arise regarding the condition of title.
The buyer of your home will probably want to hire a property inspector to inspect the condition of your home. The contract will state how long the Buyer has to complete the inspection and inform you of any unsatisfactory conditions. Allow about 2 hours for the inspection. There are usually some items that come up during the inspection that the Buyer will request you take care of prior to closing. Each Buyer is different. Some are picky and some are not. You will have to come to an agreement with the Buyer to keep the contract in force. Once you have agreed, you can breathe a sigh of relief. The inspection is usually the highest hurdle.
The Buyer’s lender will order an appraisal to determine the value of your home. We will call you to set up a time that the appraiser can come by. The appraiser will measure your home and take pictures of the exterior, front and back. The appraiser need to come inside to measure rooms and will look at the condition of your home. You should allow 20-30 minutes for the appraisers inspection. You should prepare your home like you would for a buyer prior to the appraisers arrival. It will take about 1-2 weeks for the appraiser to complete the appraisal. It is customary for the buyer to pay for the appraisal.
The Buyer must notify you of their lenders final loan approval, in writing by the specified date in the contract. You want to be paying close attention to this.
Preparing to Move
In addition to packing and lining up movers or friends, you will need to contact the utility companies for electric, gas, telephone, cable TV and trash. You will also need to file a change of address form with the postal service.
The Final Walk-Through
A day or so prior to closing the Buyer will schedule a final walk-through of the property to make sure that everything is in working order and in the same condition as when the contract was signed.
The Closing and Timing Your Move
A day or two prior to closing, the Escrow company will call you with the amount of the check you will receive at closing, go over individual figures and request changes, if necessary. Typically at the closing are you, the closing escrow officer, the buyer and the Realtors. Be prepared for writer’s cramp. At closing, the closing agent will:
- Receive & Disburse Funds
- Prepare and Deliver Documents
- Notarize and Record Documents
- Mail Your Mortgage Payoff & Updated Address
After closing you can work out any timing or other final details with the buyer. It is customary to provide the buyer with one key at closing and leave the rest in the house. There it is!