Closing day is right around the corner. You have worked through the home inspection, appraisal and final mortgage details - only one detail left - the walk through. Is it important to take the time to do this with so many other moving activities going on? The final walk through allows the Buyer to reconfirm the condition of the house prior to closing. Usually this happens 24-48 hours before the closing. Often the walk through happens on the way to the closing. Don't skip this important step because this is your last chance to verify that all agreed on repairs have been made, that the appliances you expect to be there are still there and that the personal belongings you don't want have been removed. To guarantee your right to a final walk through you may need to have your agent put a clause in the purchase & sales contract when you present the offer.
Don't assume anything. A lot can happen between having your offer accepted and getting to the closing table. Anywhere from 30-90 days can have gone by and in the mean time the Seller has been moving out of the house. So much can happen especially during the Seller's actual move. Even putting it into the contract that certain items will stay or be repaired doesn't insure compliance. Put everything that you want into the contract including appliances, window treatments, plantings, sheds, certain lighting fixtures, and more. Stored items and debris can get forgotten in the busyness of the move. Stored stuff, paint and debris can easily be forgotten or simply not taken care of. For the Sellers it has become out of sight - out of mind.
Occasionally, some Sellers may not live up to the agreement. Don't have regrets later that take away the thrill of getting the keys by not taking this simple step. Timing is everything when taking your final walk through of the home. It needs to be close to the settlement date but also allow time for the Seller to fix any problems that have come up. It is best to have the walk through after the Seller's have moved out since damage can occur during the move.
Bring someone with you along with your agent to survey the home. Use your Purchase & Sales contract as a checklist for what should be there is actually still there. Look through the basement, attic, garage and around the outside for forgotten stuff. You don't need an attic full of old mattresses our a basement full of old paint. Most Sellers will want to fix the problems that they probably overlooked in the stress of a move but they need time to get it done. After all it is in the best interest of both the Seller and the Buyer to have the sale go forward. Delays can be costly - the Buyer may have a rate lock on their interest rate that can expire or the Seller might not be able to buy their next home because they need the proceeds from the one they are selling.
If you do find problems insist on a second walk through after they have been remedied before you sign the deed. Some items can be taken care of at the closing table with a financial consideration. It may seem inconvenient but it is time well spent to protect this major investment - your new home.
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