What Happens Those 30 Days After The Sales Contract Is Signed?

Buyers and sellers often ask me, "Why does it take 30 days to close?"

Great question—this is basically the “under contract → closing” timeline. When a contract is accepted and you have a lender + title company involved, the next 30 days or so are a very coordinated checklist of inspections, loan approval, and title work. Your Realtor, Lender, and Title Company Attorneys are working very hard behind the scenes (and their job is to make it as easy on you as possible - so most of the time - you won't even know what's going on.)

Here’s the step-by-step flow most buyers/sellers follow 👇

Days 1–3: Contract executed & earnest money

What happens

• Both parties sign the purchase agreement → property is now under contract

• Buyer delivers earnest money to the escrow/title company

• Buyer submits the contract to their lender

Key players working

• Realtor sends contract to lender + title company

• Title company opens escrow file

• Lender begins loan file

Days 3–10: Inspections & due diligence

This is the biggest buyer decision period.

Buyer schedules inspectionsTypical inspections:

• General home inspection

• Termite/WDO inspection

• Roof / HVAC / Foundatin/ pool (if applicable)

• Survey (sometimes ordered now)

What happens next

• Buyer receives the inspection report

• Buyer can:

  • Accept home as-is

  • Ask for repairs or credits

  • Walk away if major issues (within contingency period)

This often leads to the repair negotiation phase where buyers can requests for repairs or concessions at closing so they can do the work themselves. The seller however, doesn't have to agree to their requests.

Days 7–18: Loan processing + appraisal

This part runs parallel with inspections.

Mortgage lender is doing:

• Full underwriting review of buyer finances

• Verifying income, assets, employment

• Ordering the appraisal

Appraisal ordered

The appraiser checks:

• Market value of home

• Comparable sales

• Condition + safety issues

Possible outcomes

• Appraises at or above purchase price → 👍 proceed

• Appraises low → renegotiate price or buyer brings extra cash

This step is often the most stressful week 😅

Days 10–20: Title work begins

The title company is quietly doing a LOT behind the scenes to protect both the buyer and seller.

Title search includes:

• Confirming the seller actually owns the property

• Checking for liens or judgments

• Verifying property taxes

• Checking HOA dues (if applicable)

• Reviewing survey/encroachments

They prepare:

• Title commitment

• Closing disclosure estimates

• Insurance requirements

Days 18–25: Final underwriting approval

This is the “clear to close” push.

Lender finishes:

• Final employment verification

• Final credit check

• Loan approval from underwriting

You’ll hear the magical words:👉 “Clear to Close”

Once this happens:

• Closing date/time gets scheduled

• Closing Disclosure is sent to buyer(must be received 3 days before closing)

Days 25–30: Final steps before closing

Buyer does final walkthrough

Usually 24–48 hours before closing:

• Confirm repairs completed

• Confirm home condition unchanged

• Make sure everything still works

Title company prepares closing package

They create:

• Settlement statement

• Deed

• Loan documents

• Payoff statements for seller

Buyer wires closing funds 💰

Closing Day 🎉

Everyone signs documents...

Buyer signs:

• Mortgage note

• Loan docs

• Closing disclosures

Seller signs:

• Deed transfer

• Payoff authorization

Title company:

• Funds the loan (collects the money from buyer/ and pays the seller and commissions)

• Records the deed with the county

➡️ Once recorded = Keys released

You are officially CLOSED 🏡