The Complete Real Estate Closing Process: Timeline, Documents, Costs, and What to Expect at the Closing Table
From attorney selection to title insurance and closing cost breakdowns, learn what happens between accepted offer and keys in hand—before you're blindsided by the $8K in closing costs you didn't budget for or the title issue that delays closing 3 weeks.
Most buyers sign dozens of documents at closing without understanding what they're signing or why closing costs are $12,000 when they expected $6,000. Then they discover they paid for lender's title insurance but not owner's coverage, or they didn't understand the escrow account mechanics, or the final walk-through revealed issues they should have caught. Professional buyers understand the closing process: attorney roles, title examination, closing cost itemization, document review, and final walk-through protocols. This guide walks you through every step from accepted offer to possession, explains every document you'll sign, and breaks down every cost you'll pay.
Closing Process Disclaimer
Critical disclaimers:
• Closing processes are legally complex and highly transaction-specific
• Massachusetts closing procedures differ from other states
• Lenders have unique requirements, fees, and documentation
• Closing costs vary significantly based on numerous factors
• We do NOT provide legal advice on closing documents or contracts
• We make NO representations about specific transaction costs or procedures
You MUST hire licensed professionals for your closing:
• Real estate attorneys (REQUIRED in Massachusetts for representation)
• Mortgage lenders (for financing and closing requirements)
• Title companies (for title examination and insurance)
• Insurance agents (for homeowner and title insurance)
• Tax professionals (for tax implications and deductions)
This guide is for educational purposes only. We are NOT real estate attorneys, mortgage brokers, or title professionals. See our complete Legal Disclaimers for full terms.
🎯Bottom Line Up Front
The Problem: Most buyers think 'closing' is just showing up to sign papers and getting keys. Then they're hit with $12,000 in closing costs they thought would be $6,000, or they discover title issues delaying closing three weeks, or they sign documents without understanding what they mean, or the final walk-through reveals the sellers took the appliances they promised to leave.
The Solution: Professional buyers understand the 3-phase closing process: Offer to P&S (contingencies), P&S to Closing (financing and title work), and Closing Day (document signing and fund transfer). They know which closing costs are negotiable, what every document means, how to review the Closing Disclosure for errors, and how to conduct a thorough final walk-through. They budget accurately, catch mistakes before closing, and protect their interests.
This Guide: Learn the complete closing process from accepted offer to keys in hand. You'll master the timeline, understand every document you'll sign, know every cost you'll pay, learn how to review closing statements for errors, and conduct a final walk-through that actually protects you. By the end, you'll approach closing day confident, prepared, and protected.
📅Part I: The Three-Phase Closing Timeline
Massachusetts residential real estate closings follow a structured three-phase timeline:
📝Phase 1: Offer to Purchase & Sale Agreement (Days 1-21)
Offer to P&S Agreement Phase
Key Activities:
→ Day 1: Offer accepted, deposit check delivered ($1,000 earnest money)
→ Days 1-3: Hire real estate attorney, apply for mortgage
→ Days 3-7: Home inspection completed
→ Days 7-10: Review inspection results, negotiate repairs
→ Days 10-14: Review Purchase & Sale Agreement draft
→ Day 14: Sign P&S Agreement, deliver additional deposit (typically 5% of purchase price)
→ Days 14-21: Contingency period (inspections, financing commitment, attorney review)
Critical Documents:
→ Offer to Purchase — Initial agreement, terms of purchase
→ Purchase & Sale Agreement (P&S) — Binding contract with all terms
Deposits:
→ Initial deposit: $1,000-$5,000 (with offer)
→ P&S deposit: Additional to bring total to 5-10% of purchase price
→ Total deposit: Typically 5-10% of purchase price
→ Example: $600,000 purchase = $30,000-$60,000 deposit
Contingencies Active:
→ Home inspection (7-14 days)
→ Mortgage financing (30-45 days)
→ Attorney review (3-7 days)
→ Sale of existing home (if applicable)
🏦Phase 2: P&S Agreement to Closing (Days 22-60)
P&S to Closing Phase
Key Activities:
→ Days 22-30: Mortgage application processing, appraisal ordered
→ Days 25-35: Title examination by attorney
→ Days 30-40: Mortgage underwriting, additional documentation requested
→ Days 35-45: Final mortgage approval, clear-to-close issued
→ Days 40-50: Homeowner insurance arranged
→ Days 45-55: Final walk-through scheduled
→ Days 50-57: Closing Disclosure received (minimum 3 days before closing)
→ Day 57-58: Review Closing Disclosure, arrange closing funds
→ Day 59: Final walk-through
→ Day 60: CLOSING DAY
Critical Milestones:
→ Mortgage commitment: Typically day 30-40 (financing contingency removed)
→ Clear title: Attorney confirms no title issues (or resolves issues found)
→ Appraisal: Property must appraise at/above purchase price
→ Clear-to-close: Lender gives final approval (typically 3-7 days before closing)
Documents Prepared:
→ Deed (prepared by seller's attorney)
→ Mortgage documents (prepared by lender)
→ HUD-1 Settlement Statement / Closing Disclosure (itemizes all costs)
→ Affidavits, disclosures, certifications
Common Delays:
→ Appraisal scheduling (2-3 weeks in busy markets)
→ Mortgage underwriting (lender requests additional documentation)
→ Title issues (liens, easements, boundary disputes)
→ Seller delays (moving logistics, repairs not completed)
🔑Phase 3: Closing Day (Day 60)
Closing Day Process
Location: Attorney's office, title company, or remote/mobile closing
Attendees:
→ Buyer(s)
→ Buyer's attorney
→ Seller(s) (sometimes separate closing time)
→ Seller's attorney
→ Closing agent / title company rep (if applicable)
→ Real estate agents (optional, often attend)
Closing Process:
1. Final Review (15-20 minutes):
→ Buyer's attorney reviews all documents with buyer
→ Review Closing Disclosure line-by-line
→ Verify all numbers match expectations
→ Ask questions about any document before signing
2. Document Signing (30-45 minutes):
→ Sign 20-30 documents
→ Attorney explains each document
→ Notary notarizes where required
3. Fund Transfer:
→ Buyer delivers closing funds (certified check or wire)
→ Attorney verifies funds received
→ Seller receives proceeds (wired or check)
4. Key Transfer:
→ Seller's attorney provides keys, garage openers, alarm codes
→ Buyer receives possession (time specified in P&S)
5. Recording (After Closing):
→ Attorney records deed and mortgage at registry of deeds
→ Recording may take hours to weeks (depends on registry backlog)
→ You legally own property when deed records (not when you sign)
What to Bring:
→ Photo ID (driver's license or passport)
→ Certified check OR wire confirmation (closing funds)
→ Personal checkbook (for small last-minute adjustments)
→ List of questions (about documents, property, closing costs)
What You'll Leave With:
→ Keys to property
→ Copies of all signed documents
→ Garage door openers, alarm codes, manuals
→ Receipt for closing funds
→ Possession of your new home!
💰Part II: Closing Costs Breakdown
Closing costs typically range from 2-5% of the purchase price. Here's what you're actually paying for:
📊Complete Closing Cost Breakdown (Example: $600,000 Purchase)
1. Attorney Fees: $1,000-$2,000
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Your real estate attorney's fee
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Covers:
- →
P&S Agreement review and negotiation
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Title examination
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Document review and preparation
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Closing representation
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Post-closing recording
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Negotiable: Yes, shop attorneys
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Can seller pay: Sometimes negotiated
2. Lender Fees: $1,500-$3,000
- →
Origination fee: 0.5-1% of loan amount ($3,000-$6,000 on $600K loan)
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Application fee: $300-$500
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Underwriting fee: $400-$800
- →
Processing fee: $300-$600
- →
Document preparation: $200-$400
- →
Flood certification: $15-$25
- →
Tax service fee: $75-$150
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Notes:
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Origination fee often negotiable
- →
Compare lenders on total fees, not just rate
- →
Some lenders offer 'no closing cost' loans (higher rate in exchange)
3. Title Insurance: $1,000-$2,500
- →
Lender's title insurance: $500-$1,000 (REQUIRED by lender)
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Protects lender's interest in property
- →
Coverage ends when mortgage paid off
- →
Owner's title insurance: $500-$1,500 (OPTIONAL but recommended)
- →
Protects YOUR ownership interest
- →
One-time premium, protects forever
- →
Covers: Liens, forgery, errors in records, boundary disputes
- →
Highly recommended — defends against future title claims
- →
Calculation: Based on purchase price, one-time fee
- →
Example: $600K home = ~$1,200 lender + $1,400 owner = $2,600 total
4. Title Search & Examination: $300-$600
- →
Attorney or title company researches property title
- →
Reviews 50+ years of ownership history
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Identifies liens, easements, encumbrances
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Ensures seller has clear title to convey
5. Appraisal Fee: $500-$800
- →
Required by lender to verify property value
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Paid upfront (at time of mortgage application)
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If appraisal comes in low, may need to renegotiate or bring more cash
6. Home Inspection: $400-$600
- →
Paid directly to inspector at time of inspection
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Not technically a 'closing cost' but part of transaction expenses
- →
Additional specialized inspections $150-$1,000 each
7. Property Survey: $400-$800 (If Required)
- →
New survey may be required by lender
- →
Verifies property boundaries
- →
Often waived if recent survey exists and acceptable to lender
8. Recording Fees: $300-$500
- →
Fee to record deed and mortgage at Registry of Deeds
- →
Deed recording: $125-$200
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Mortgage recording: $175-$300
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Varies by county
9. Transfer Taxes & Stamps: $3,000-$4,500
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Massachusetts deed excise tax: $2.28 per $500 of purchase price
- →
Calculation: $600,000 ÷ $500 = 1,200 × $2.28 = $2,736
- →
Some towns charge additional local transfer tax:
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Boston: Additional 0.5% = $3,000
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Cambridge: Additional 2% = $12,000 (often split buyer/seller)
- →
Most suburbs: No additional tax
- →
Usually paid by: Seller (but sometimes negotiated)
10. Property Taxes (Prorated): Varies
- →
You pay seller for portion of year they prepaid
- →
Example:
- →
Annual property tax: $8,000
- →
Closing date: August 1
- →
Fiscal year: July 1 - June 30
- →
You owe seller for: August-June = 11 months
- →
Amount: $8,000 × (11/12) = $7,333
- →
Appears as credit to seller on closing statement
11. Homeowner Insurance (First Year): $1,200-$2,000
- →
First year premium paid at closing
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Lender requires proof of insurance before closing
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Must be paid in full for first year
12. Escrow Deposits: $2,000-$8,000
- →
Escrow account holds funds for property taxes and insurance
- →
Lender requires 2-6 months reserves at closing
- →
Example:
- →
Monthly property tax: $667 × 4 months = $2,668
- →
Monthly insurance: $150 × 2 months = $300
- →
Total escrow deposit: $2,968
- →
You're not 'losing' this money — it's prepaying your future taxes/insurance
- →
Monthly escrow payment: Added to mortgage payment going forward
13. Prepaid Interest: $500-$2,000
- →
Interest from closing date to first mortgage payment
- →
Example:
- →
Loan: $540,000 at 7%
- →
Daily interest: $540,000 × 0.07 ÷ 365 = $104/day
- →
Close on August 15 (first payment October 1)
- →
Days to prepay: 15 days (Aug 16-31)
- →
Prepaid interest: $104 × 15 = $1,560
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Pro tip: Close early in month to reduce prepaid interest
14. HOA Transfer Fee (If Condo): $200-$500
- →
Condo association fee for transferring ownership
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Covers administrative costs, document preparation
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Some associations charge more ($500-$1,000)
15. Municipal Lien Certificate: $25-$100
- →
Certificate from town verifying no outstanding taxes or liens
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Required before closing
16. Misc. Fees: $200-$500
- →
Courier fees
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Wire transfer fees
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Notary fees
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Document preparation fees
TOTAL CLOSING COSTS (Example: $600K Purchase, 10% Down):
- →
Attorney: $1,500
- →
Lender fees: $2,500
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Title insurance: $2,500
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Title search: $450
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Appraisal: $600
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Recording: $400
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Property taxes (prorated): $7,333
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Homeowner insurance: $1,500
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Escrow deposits: $3,000
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Prepaid interest: $1,500
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Misc: $300
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TOTAL: $21,583 (3.6% of purchase price)
- →
Plus down payment: $60,000
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Total cash needed at closing: $81,583
- •Note: Transfer taxes usually paid by seller, not included in buyer's closing costs above
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Closing Cost Reality Check
Common mistakes:
→ Forgetting prorated property taxes (can be $5,000-$10,000)
→ Not budgeting for escrow deposits (you're not losing this money, but it's cash out of pocket)
→ Assuming 2% closing costs (actually 2-5% depending on loan type and down payment)
→ Not accounting for inspection costs (paid before closing but part of transaction)
Safe budgeting:
→ With 20% down: Budget 2-3% for closing costs
→ With 10% down: Budget 3-4% for closing costs
→ With 3.5-5% down (FHA): Budget 4-5% for closing costs
On $600,000 purchase:
→ 20% down: $120K down + $12K-$18K closing = $132K-$138K total
→ 10% down: $60K down + $18K-$24K closing = $78K-$84K total
→ 5% down: $30K down + $24K-$30K closing = $54K-$60K total
Always add 10-15% buffer to your closing cost estimates.
📄Part III: Documents You'll Sign at Closing
You'll sign 20-30 documents at closing. Here's what each one means:
1. Closing Disclosure (formerly HUD-1 Settlement Statement)
- →
Purpose: Itemizes all closing costs for both buyer and seller
- →
Timing: Must receive 3 business days before closing
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Pages: 5 pages
- →
What to verify:
- →
Loan amount matches your expectation
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Interest rate matches what you were quoted
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Closing costs match Loan Estimate (within 10% tolerance)
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No surprise fees or charges
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Credits from seller applied correctly
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Prorated taxes calculated correctly
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Action: Review carefully, question anything unclear BEFORE closing day
2. Promissory Note
- →
Purpose: Your promise to repay the mortgage loan
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Key terms:
- →
Loan amount
- →
Interest rate
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Monthly payment amount
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Loan term (30 years typical)
- →
Late payment penalties
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Legal effect: You're personally liable for the debt
- →
Note: This is separate from the mortgage itself
3. Mortgage / Deed of Trust
- →
Purpose: Gives lender security interest in property
- →
Legal effect: Lender can foreclose if you don't pay
- →
Key terms:
- →
Property description
- →
Loan amount
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Your obligations (maintain insurance, pay taxes, maintain property)
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Difference from Note: Note is your promise to pay; mortgage secures that promise with the property
4. Deed
- →
Purpose: Transfers ownership from seller to you
- →
Types in Massachusetts:
- →
Warranty Deed: Seller guarantees clear title (rare in MA)
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Quitclaim Deed: Seller transfers whatever interest they have (most common)
- →
Key info:
- →
Names of seller(s) and buyer(s)
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Property description (legal description, not just address)
- →
Consideration (purchase price)
- →
Action: Verify your name spelled correctly!
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Note: Deed is recorded at Registry of Deeds after closing
5. Title Insurance Policy
- →
Purpose: Protects against title defects
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Lender's policy: Protects lender's interest
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Owner's policy (if purchased): Protects your ownership interest
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Review: Exceptions listed (easements, restrictions not covered)
6. Loan Estimate Comparison
- →
Purpose: Compares initial Loan Estimate to final Closing Disclosure
- →
Verifies: Lender fees haven't increased beyond legal limits
- →
Tolerance rules:
- →
Some fees can't increase at all (origination, points)
- →
Some can increase up to 10% (title, appraisal, attorney)
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Some can increase unlimited (prepaid interest, taxes, insurance)
7. Initial Escrow Statement
- →
Purpose: Details your escrow account
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Shows:
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Initial deposit amount
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Projected disbursements for taxes and insurance
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Monthly escrow payment amount
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Annual review: Lender reviews annually, adjusts monthly payment if needed
8. First Payment Letter
- →
Purpose: Tells you when and how to make first mortgage payment
- →
Typical: First payment due ~45 days after closing
- →
Example: Close August 15 → First payment October 1
- →
Note: Set up autopay immediately to avoid missed payments
9. Affidavits (Multiple)
- →
Occupancy Affidavit: Swear you'll occupy as primary residence (if owner-occupied loan)
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Name Affidavit: Affirm you haven't used other names
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No-Change Affidavit: Affirm no changes to finances since mortgage application
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These are legal sworn statements — sign truthfully
10. Property Tax Declarations
- →
Purpose: Determine property tax treatment
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Residential exemption: Some towns offer (if owner-occupied)
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Senior exemptions: If applicable
11. Lead Paint Disclosure (If Pre-1978 Home)
- →
Purpose: Federal law requires disclosure of lead paint
- →
Acknowledges:
- →
You received lead paint pamphlet
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Seller disclosed known lead paint
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You had opportunity to test for lead (10-day right)
12. Seller's Disclosures
- →
Purpose: Seller reveals known property defects
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Typical disclosures:
- →
Property condition statement
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Lead paint disclosure
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Well/septic information (if applicable)
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Smoke/CO detector affidavit
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Review carefully — these disclosures protect seller, not you
13. Utility Transfer Authorization
- →
Purpose: Authorize transfer of utilities to your name
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Utilities: Electric, gas, water, sewer
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Action: Contact utilities 1 week before closing to set up accounts
14. Homeowner Insurance Declaration
- →
Purpose: Proof of insurance coverage
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Shows: Policy number, coverage amounts, effective date
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Lender requirement: Must have insurance before closing
15. Receipts & Waivers (Multiple)
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Receipt for closing funds
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Receipt for keys/property
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Waiver of right to rescission (investment properties)
- →
3-day right to cancel (refinances only; not purchases)
Red Flags at Closing
❌ Loan amount different from what you expected
❌ Interest rate changed (unless rate-lock expired)
❌ Closing costs $5,000+ higher than Closing Disclosure you reviewed
❌ Mystery fees with vague descriptions (ask what they're for)
❌ Your name spelled wrong on deed or mortgage
❌ Wrong property address on any document
❌ Seller's repairs not completed (final walk-through should catch this)
❌ Last-minute requests to sign blank documents (never sign blank documents)
If something looks wrong:
→ STOP SIGNING
→ Ask your attorney to explain
→ Don't let anyone rush you — this is the biggest financial transaction of your life
→ It's OK to postpone closing if documents need correction
Remember: Once you sign, it's legally binding. Take your time.
🏠Part IV: Final Walk-Through Protocol
The final walk-through is your last chance to verify property condition before closing. Never skip it.
✅Final Walk-Through Checklist
Timing:
- →
Schedule 24-48 hours before closing
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Allow 1-2 hours
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Bring: Copy of P&S Agreement, inspection report, list of agreed repairs
Purpose:
- →
Verify property condition unchanged since inspections
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Verify agreed repairs completed
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Verify included items still present (appliances, fixtures)
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Verify property is broom-clean and vacant
What to Check:
1. Repairs Completed:
- →
Review: List of seller-agreed repairs from inspection negotiations
- →
Verify: Each repair completed to satisfaction
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Test: Systems that were repaired (run HVAC, test outlets, etc.)
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Request: Receipts/invoices for repairs (contractor name, work done, warranty)
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Red flag: Repairs incomplete or done poorly
2. Appliances & Fixtures Included:
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Check P&S Agreement: List of included items
- →
Verify present:
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All appliances specified (stove, refrigerator, dishwasher, washer/dryer)
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Light fixtures (sellers sometimes swap out before closing)
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Window treatments (if included)
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Garage door openers
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Any other personal property specified
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Red flag: Items missing that were supposed to convey
3. Property Vacant & Broom-Clean:
- →
Verify: All seller's belongings removed
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Check: Trash removed, property clean
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Look in: Basement, attic, shed, garage (sellers often leave junk)
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Red flag: Property not empty or full of trash
4. No New Damage:
- →
Look for: Damage that wasn't present during inspections
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Common issues:
- →
Walls damaged during move-out
- →
Floors scratched
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Appliances damaged during removal (if seller took any)
- →
Landscaping damaged by moving truck
- →
Take photos of any new damage
5. Test Everything:
- →
Run HVAC (heating and cooling)
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Test all appliances (if included)
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Run all faucets, flush all toilets
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Test light switches and outlets
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Open/close all windows and doors
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Test garage door opener
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Test doorbell
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Check smoke/CO detectors (required in MA)
6. Exterior Check:
- →
Walk perimeter of property
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Check: Landscaping, driveway, walkways
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Verify: Outdoor items included (shed, playset, etc.)
- →
Look for: Any new damage or missing items
What to Do if Issues Found:
Minor Issues (< $500 to fix):
- →
Note for seller to address before closing OR
- →
Accept as-is and fix yourself
Moderate Issues ($500-$2,000):
- →
Request seller fix before closing OR
- →
Negotiate credit at closing OR
- →
Escrow funds to fix after closing
Major Issues (> $2,000 or dealbreaker):
- →
Postpone closing until resolved OR
- →
Renegotiate price OR
- →
Walk away (if you still have final walk-through contingency)
Items Missing That Were Supposed to Convey:
- →
Demand replacement or credit — this is breach of contract
- →
Example: Refrigerator was supposed to stay but seller took it
- →
Resolution: Seller buys equivalent appliance OR credit $800 at closing
Final Walk-Through Tips
✅ Bring your real estate agent — they know what to look for
✅ Bring copy of P&S Agreement — reference what was supposed to stay
✅ Take photos/video — documents property condition
✅ Test everything — don't just look, actually run systems
✅ Check EVERYWHERE — basement, attic, shed, garage
✅ Don't rush — take your time, be thorough
❌ DON'T skip final walk-through — this is your last chance to catch issues
❌ DON'T accept 'we'll fix it after closing' — get it in writing with escrow holdback
❌ DON'T close if major issues discovered — postpone until resolved
🎓Final Thoughts: Closing Day Success
The closing process seems complex, but being prepared makes it smooth. Here's your action plan:
- ✅
Hire attorney within 2-3 days of accepted offer — don't delay
- ✅
Apply for mortgage immediately — timing is critical
- ✅
Review P&S Agreement carefully — this is binding contract
- ✅
Budget closing costs accurately — use 3-5% of purchase price, not 2%
- ✅
Request Closing Disclosure 3 days early — review for errors
- ✅
Schedule final walk-through 24-48 hours before closing — never skip
- ✅
Arrange closing funds day before — wire or certified check
- ✅
Read every document — don't let anyone rush you
- ✅
Ask questions — if you don't understand, ASK
- ✅
Verify your name spelled correctly — on deed and mortgage
- ✅
Keep copies of everything — store in safe place for 7+ years
Post-Closing Checklist
☐ Change locks — previous owner may have copies
☐ Transfer utilities — confirm in your name
☐ Set up mortgage autopay — avoid missed payments
☐ File deed copy — keep with important documents
☐ Update address — USPS, DMV, insurance, banks
☐ Meet neighbors — introduce yourself
☐ Locate main shutoffs — water, gas, electric, sewer
☐ Test smoke/CO detectors — replace batteries if needed
☐ Review homeowner insurance — confirm adequate coverage
☐ Set up home maintenance schedule — HVAC, gutters, etc.
☐ Save closing documents — need for taxes, future sale
☐ Enjoy your new home! 🎉
Legal Disclaimer
Closing procedures, documents, costs, and timelines are highly transaction-specific. All information about:
• Closing processes and timelines
• Document descriptions and legal effects
• Closing cost estimates and calculations
• Attorney and lender requirements
• Title insurance and examination procedures
Represents general educational frameworks and hypothetical scenarios—NOT professional guidance for your specific closing.
Massachusetts closing procedures differ from other states. Lender requirements vary significantly. Individual transactions have unique circumstances.
You MUST hire licensed professionals for your closing:
• Real estate attorneys (REQUIRED in Massachusetts)
• Mortgage lenders (for financing and closing documents)
• Title companies (for title examination and insurance)
• Insurance agents (for homeowner and title insurance)
• Tax professionals (for tax implications)
The authors and Boston Property Navigator:
• Are NOT real estate attorneys, mortgage professionals, or title agents
• Do NOT provide legal interpretations of closing documents
• Make no warranties regarding closing cost estimates or procedures
• Assume no liability for closing delays, document errors, or cost overruns
• Are not responsible for changes in laws, regulations, or lender requirements after publication
• Recommend professional legal representation for ALL real estate closings
Closing documents are legally binding. Title defects can result in loss of property. Mortgage fraud is a federal crime. Always work with qualified, licensed professionals.
This platform provides general market education and analytical frameworks for entertainment and educational purposes only.
See our complete Legal Disclaimers and Terms of Service for full terms. Always consult qualified professionals before making significant real estate, legal, or financial decisions.
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