Pending to Close


After an offer to purchase contract is signed, a thorough inspection of the property should be done. If you decide to hire a professional inspector, I advise that you are there when the inspection is done and to follow him or her while the inspection is being done. Feel free to ask questions as it is important to know what is being checked, why, and the condition of each area.

Your Home Inspection Should Cover:
  • Siding and Trim

  • Foundation

  • Insulation

  • Crawl Space

  • Doors and Windows

  • Roof and Vents

  • Walls and Ceiling

  • Flooring

  • Porches/Patios/Decks

  • Electrical

  • Plumbing

  • Water

  • HeaterWasher/DryerKitchen

  • Appliances

  • Furnace/Air Conditioning

  • Garage

  • Basement

  • Attic

  • SepticTanks

  • Driveways/Sidewalks

  • Possibly Outbuildings

Escrow will begin their lengthy list of “to dos” which will likely include:
  • Making sure contingencies are satisfied such as inspection, financing, or sale of another home. 

  • Making sure buyer and seller signs off on such forms such as seller disclosure.

  • Working with Title Officers to make sure that the seller has a legal right to sell the property and there are no others who may have an interest in the property. 

  • If there are debts associated with the property by parties such as local municipalities, contractors, and the IRS escrow will make sure these are satisfied on or before sale.

  • Making sure the buyers receive a copy of the “Title Report” which will indicate any easements and identify any parties who may be granted ongoing access to the property. 

  • Making sure that other benchmarks are reached such as the septic and well inspection.

  • Making sure all the necessary paperwork is signed by the buyer including loan documents as applicable. 

Escrow is the central place for making sure all the terms of the transaction are met. Escrow makes sure all paperwork is collected, signed, and distributed to all parties who have an interest in the transaction as well as making sure all funds and activities are taken care of in a timely fashion. 

Once an offer is accepted by both parties, the purchase and sale paperwork is submitted to escrow along with your earnest money. Escrow will begin their lengthy list of “to dos” which will likely include:



When we refer to “title” in a real estate transaction, it refers to the process in which the legalities around a property are examined to make sure the seller has complete ownership of a property and the right to sell it, the legal description is compared against the property for sale, and any other entities who may have legal and continuing access to the property are identified. 

Here are just a few things that are examined during the “title review” process:

Verify seller has the right to sell the property. 

Oftentimes there are other entities who may be listed as legal owners. These could include divorced spouses, heirs, or trusts. These need to be cleared before the property and the actual seller identified before the property can change hands. 

Identify any lienholders.

Sometimes creditors put “liens” on properties to make sure debts are paid before the property can change hands. These can include creditors for property tax, some utilities, contractors, and even the IRS. In some cases, these debts can be paid out of closing dollars, but often they need to be taken care of by the seller before closing.

 Identify easements which provide ongoing access.  

The buyer needs to be informed of any existing easements and ongoing access that goes along with the property. For example, some utilities such as power companies, gas companies, pipelines, driveways, and shared spaces must be identified so the buyer knows exactly what they are purchasing and which areas must remain clear of fences and outbuildings so those who need ongoing access can obtain it. 

Legal description.

As a buyer you want to make sure that you are purchasing the right property!

You will be provided a copy of your title report after the contract has been accepted by both parties and before the property changes hands.


If you are getting a loan, the lender will require an appraisal of the property to be sure the home is worth the price you are paying. This protects both you and the lender. 

The appraiser will review the home, the neighborhood, the market, and local recent sales that are comparable to the home you are purchasing. He or she will then assign a value to the subject property based on the amenities the subject home has in comparison to the comparable properties.

In some instances, the appraiser will call for work orders which will be mandatory for the seller to complete to make the property lendable. The lender often does not order the appraisal until after the inspection is complete and signed off on. 

The buyer should expect to pay for the appraisal independently of other loan costs and at the time of service, although this is not always the case and sometimes this is wrapped into closing costs.