Your Step-by-Step Guide from ‘Under Contract’ to ‘Sold!’

You’ve accepted an offer, congratulations!

Now you’re in the home stretch: the closing process.

While the hardest part may feel behind you, there’s still plenty happening behind the scenes before you hand over the keys. A smooth closing doesn’t just happen by luck, it happens with preparation and communication.

Here’s what to expect once your home goes under contract, what could delay things, and how to make sure settlement day goes off without a hitch.

Understanding the Closing Timeline

The period between “offer accepted” and “closing day” is usually 30 to 60 days, depending on the buyer’s financing and any contingencies in the Agreement of Sale.

During that time, multiple steps unfold at once: inspections, appraisals, title work, mortgage approval, and (of course) your own move-out prep. Think of it as a relay race — your Realtor, title company, and buyer’s lender all have a role to play, and your responsiveness keeps the baton moving forward.

The Key Milestones After You Go Under Contract

Here’s what typically happens between contract and closing — and what you can do to stay ahead of the curve:

Home Inspections

Most buyers schedule inspections within the first 10 days of signing.

Be ready for:

• Inspectors accessing all areas — including attic, basement, crawl space, and utility rooms.

• Minor repair requests or negotiation over credits once the report comes in.

Your role: Stay calm and responsive. Your agent will help you decide which repairs make sense and which can be countered with a fair credit.

Appraisal

If the buyer is getting a mortgage, the lender will order an appraisal to confirm the home’s value supports the loan.

Your role: Keep the property clean, accessible, and presentable. A tidy home helps the appraiser form a positive impression (yes, presentation matters!).

If the appraisal comes in low, your agent will guide you through next steps — whether that’s a price adjustment, the buyer increasing their down payment, or meeting somewhere in between.

Title Work

The title company will perform a title search to confirm clear ownership and check for liens or outstanding obligations.

Your role:

• Provide your mortgage account details and any home equity loans for payoff.

• Resolve any municipal or HOA violations early.

• If your township requires a resale inspection or Certificate of Occupancy, get it scheduled right away. Municipalities like Allentown, Bethlehem, and Easton often have specific forms or inspections for resale, and waiting can cause delays.

Preparing the Property

As closing day approaches, you’ll need to:

• Remove personal belongings and trash.

• Clean the property thoroughly (a professional cleaning is worth the peace of mind).

• Leave behind any items specified in the contract — appliances, remotes, keys, warranties, etc.

• Schedule utility shut-off or transfers for the day after closing.

Pro Tip: Leave behind labeled keys and a short note with utility info — it’s a small gesture that makes a big difference for buyers.

The Final Walk-Through

Usually 24–48 hours before closing, the buyer will walk through the home one last time.

Their goal is to confirm:

• The home’s condition matches the agreement.

• Any agreed-upon repairs were completed.

• Nothing has changed since the inspections.

Your role:

• Be completely moved out before the walk-through.

• Make sure everything works (lights, outlets, HVAC).

• Fix any last-minute surprises — a missing key, disconnected appliance, or forgotten trash can slow the process.

Closing Day: What to Expect

Closing typically takes place at the title company, your Realtor’s office, or occasionally remotely.

Here’s what happens:

• The buyer signs loan documents and final paperwork.

• You sign the deed and closing disclosures.

• The buyer’s funds are wired in, and your mortgage (if any) is paid off.

• Once everything is recorded, the buyer gets the keys — and you get your proceeds (usually via wire or check).

Bring with you:

• A valid photo ID

• House keys, garage remotes, and mailbox keys

• Any receipts for agreed-upon repairs

Common Causes of Closing Delays (and How to Avoid Them)

Even well-prepared transactions can hit snags.

Here are the most common — and how to prevent them:

Issue	How to Prevent It
Title issues or liens	Respond quickly to title company requests and provide all payoff info early
Incomplete repairs	Finish agreed-upon work and keep documentation or photos
Missing CO or resale inspection	Schedule municipal inspections as soon as you’re under contract
Funding delays	Make sure your payoff information and forwarding instructions are correct
Moving-day surprises	Be fully moved out and property cleaned before final walk-through

The Bottom Line

Closing should feel like a celebration — not a scramble.

The secret to a smooth process is organization, communication, and cooperation.

Stay in touch with your Realtor and title company, handle your tasks promptly, and remember: the goal isn’t just to sell your home, but to make the transition effortless for everyone involved.

A smooth closing not only leaves a good impression with the buyer — it reinforces your reputation as a responsible, trustworthy seller. Have questions?    ClickHERE to connect!