We’ve Accepted an Offer – Now What Happens?

Sellers may be old hands at buying and selling, but even those with experience know that with all the changes in the industry, things could be very different.  And those who’ve never sold a home before of course, want an understanding of what will happen next.

1)    Escrow will be opened and the buyer’s earnest money will be deposited and a preliminary title report will be ordered by the title company. The clock starts ticking as timelines are officially in motion.

2)    Disclosures are provided to the buyer.  All known facts about the house are conveyed on a series of forms you’ve filled out with your agent, including a natural hazards report from the county and in Livermore, CA a building report showing any permits obtained as well as an Earthquake booklet.

3)    Inspections will be scheduled. The buyer and their agent will come to the house within the next few days, with professionals to check out the condition of the house.  It’s usually best if you let them have full access, without being there.  You are welcome to come towards the end of the inspection summaries, or your agent can be present.  You will get copies of all inspections ordered. These usually consist of (at the very least), a pest inspection and a home inspection. Depending upon the home’s age, condition and features, additional inspections such as pool or spa, chimney, septic tank or roof may be warranted.  The buyer’s agent will fill out another report, an agents visual inspection noting the condition of the home both inside and out, at the time of the transaction,

4)    If the buyer is getting a loan, the appraiser will schedule an appointment to measure and evaluate the house. If you don’t live in the house you are selling, you’ll still want to make sure that all utilities are on.

5)    Now it’s decision time for the buyer.  Depending upon their findings from the inspections, they may decide not to purchase the property. More than likely, they may ask you to make repairs, or repairs may be negotiated.  If you house has been well cared for, they may accept the property in its current condition.

6)    Next, there is a wait time. The buyer’s lender will be busy reviewing the purchase contract, the buyer’s assets, the property condition and will review the appraisal along with a host of other details. Meanwhile, you’ll be busy packing to move.

7)    Contingency removal comes next. Once the buyer receives loan approval, all of their contingencies are removed. At that time, should they back out of the deal, you are entitled to keep their earnest money deposit.

8)    Once the buyer’s loan docs are drawn and sent to title, you will make an appointment to sign notarized documents. Their down-payment money is now due, and the amount they are borrowing will be wire-transferred to the escrow company handling the transaction. This typically occurs 3-5 days before escrow is scheduled to close.

9)    When the down-payment money and loan money are received, the loan is considered ‘funded’, and you’ll get a call confirming such from your Realtor.

10) When the county recorder’s office records the sale, you are considered to be ‘on record’.  Your Realtor will call you with the good news.

11) Your Realtor will provide keys to the buyer’s agent and mark the listing as sold.  The sign and lockbox will be removed, and you’ll be on to the next chapter in your life!

Each of the above things happen according to a timeline, generally spelled out in your purchase contract. Most escrows are 30-45 days, and on a standard California contract, you are allowed 17 for loan approval.  If you are purchasing a foreclosed or short-sale property, these timelines may vary greatly.  Have more specific questions?  Feel free to call or email me.

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House