By Elizabeth Putnam, Real Estate Broker | Mosaic Community Lifestyle Realty | Asheville & Western North Carolina
We're almost there! Just a few more things to do before we hand over the keys.
Congratulations! Your home is officially under contract!
We've negotiated an offer, agreed on the terms, and now we're moving toward the closing table.
Woohoo! We're getting closer!
In many transactions, we have approximately 30 to 45 days between going under contract and closing. Sometimes the timeline is shorter, sometimes it's longer.
The North Carolina Offer to Purchase and Contract clearly identifies our scheduled settlement date, and that's the date we're working toward.
Of course, unexpected circumstances can occasionally cause delays.
As we discussed earlier in this guide, North Carolina's standard contract includes a seven-day permitted delay provision under certain circumstances. If both parties agree to formally change the settlement date, we'll document that change in writing.
But for this article, let's assume everything goes according to plan.
We've got a closing date. We've got a contract.
Now, let's get you ready to move!
First Things First: Let's Get Your Due Diligence Fee!
One of the first things we'll discuss after going under contract is how you'd like to receive your due diligence fee.
In North Carolina, the due diligence fee is paid directly to the seller and is due on the effective date of the contract. Under the current standard contract, the buyer generally has until the end of the following banking day to deliver it before being considered in default.
Today, many buyers and sellers use electronic payment services such as Zelle, Venmo or other bank-supported transfer methods. These can be convenient ways to transfer funds quickly, provided the payment method is acceptable, any transfer limits are addressed, and everyone verifies the payment information.
But don't fret if you don't use electronic payment services!
We can still do things the old-fashioned way.
With a check!
Do people even have checks anymore?
I'm only half joking. I routinely ask this question now because plenty of buyers and sellers no longer keep paper checks.
Depending on the circumstances, we may also arrange an official bank check or another approved electronic wire transfer.
The important thing is making sure the funds are delivered on time and securely.
Don't Forget the Receipt!
Once you've received your due diligence fee, I'll send you a receipt acknowledging payment.
You'll sign it, and we'll keep a copy with our transaction documents.
If the buyer is obtaining a mortgage, the lender will generally need documentation confirming the due diligence fee was paid so it can be properly accounted for at closing.
One step down!
Should You Start Packing Right Away?
Well... yes.
But also, maybe not quite yet!
Here's why.
Once we're under contract, the buyers are getting busy scheduling inspections, and if they're obtaining financing, the lender will typically be arranging an appraisal.
I generally encourage sellers, when possible, to hold off on the major packing process until the appraisal has been completed.
Why Wait for the Appraisal?
Now, let me be clear.
Appraisers are trained professionals who evaluate property based on established appraisal methods, market data, and the property's characteristics.
The fact that you've started packing shouldn't, by itself, change the market value of your home.
But I still prefer to have a property looking as neat and orderly as possible when the appraiser visits.
A home filled with stacks of moving boxes can make it more difficult to appreciate the layout, condition, and features of individual rooms.
And we're still trying to make a great impression which can only help!
There's also a practical reason to wait.
During due diligence, the buyer has considerable flexibility to terminate the contract.
If you have the luxury of time, it may be helpful to wait until we're through due diligence before fully committing to packing and moving.
Of course, that's not always possible.
If you have a tight moving schedule, we'll work with the time available.
But Go Ahead and Call the Movers!
Even if you aren't ready to begin packing, I do recommend contacting moving companies as soon as you're under contract.
Good movers can book up quickly, especially during busy moving seasons.
I am always happy to share recommendations for moving companies that previous clients have had positive experiences with.
You can begin getting estimates, reviewing availability, and developing a plan.
Just keep in mind that our closing date could potentially change, so it's wise to understand the moving company's cancellation and rescheduling policies.
Let's Get Your Closing Attorney Involved
One of my next steps will be to help coordinate the legal side of your transaction.
In North Carolina, real estate closings are handled through closing attorneys. The buyer selects the closing attorney responsible for coordinating the settlement and title work.
As a seller, you may also choose to retain your own attorney to represent your interests and prepare or review your seller documents.
Should You Use the Same Attorney as the Buyer?
Sometimes sellers ask whether they can use the same attorney handling the buyer's closing.
Depending on the circumstances and the attorney's professional obligations, that may be possible.
However, if a dispute arises between the buyer and seller, the closing attorney may not be able to represent both parties' competing interests.
For that reason, I generally recommend that my sellers consider having their own legal representation.
I want you to have someone you can turn to if legal questions or complications arise.
I'm happy to recommend attorneys I've worked with and whom previous clients have recommended.
Your choice of attorney is ultimately yours.
Watch Your Email! Your Attorney Will Need Information.
Once we've established who will be representing you, I will send them your contract and the attorney will typically send an engagement letter and request information needed to prepare the closing documents.
Keep an eye on your inbox!
They may ask for information such as:
- Your full legal name and marital status
- Existing mortgage and home equity loan information
- Other liens or judgments affecting the property
- Your forwarding address
- HOA or condominium association information
- Whether you plan to sign documents in person or remotely
If you have an existing mortgage, the attorney will need to obtain payoff information.
If there are multiple loans, home equity lines, or other liens, those may also need to be addressed before the property can transfer with clear title. Responding promptly helps keep everything moving smoothly.
What If You're Moving Out of State?
No problem!
If you're already living elsewhere or won't be available to sign in person, the attorney may arrange for documents to be signed remotely and returned.
Some documents will require notarized signatures.
This is why it's important to let us know early if you're planning to be out of town.
We don't want to discover two days before closing that you're on a beach in Florida and we still need your notarized signature!
Well, I'd be happy for you.
But it would complicate our closing plans just a bit!
Let's Talk About Your Seller Net Proceeds
Here's another important conversation we'll have before closing.
How would you like to receive the proceeds from the sale of your home?
Some sellers prefer a wire transfer directly to their bank account.
Others are comfortable receiving a check.
But here's something you should know:
Not every closing attorney handles seller disbursements the same way.
Some offices offer wire transfers. Others may only issue checks. Each office has their own policies regarding disbursement of funds.
Because wire fraud has become a serious concern in real estate transactions, closing attorneys that offer wires will often have strict verification procedures.
If you would prefer to have your proceeds wired, let your attorney know early so they can confirm the available options with the closing attorney.
If a wire isn't available, you may be able to pick up a check or arrange for one to be delivered.
A Very Important Warning About Wire Fraud
Never rely solely on an email or text message that provides or changes wiring instructions.
Criminals sometimes impersonate real estate agents, attorneys, or other parties involved in a transaction.
If you are wiring funds or providing instructions for receiving funds, always verify the information directly with the closing attorney using a telephone number you've independently confirmed.
And remember, your proceeds cannot be disbursed until the closing process is complete, including the recording of the deed and availability of funds. This is the last step.
Okay, Now You Can Start Packing!
Let's get back to the moving part.
Once we're moving through due diligence and have a better sense of our closing timeline, it's time to start packing in earnest.
I recommend aiming to have your home completely emptied and cleaned by the day before closing.
Why?
Because the buyer will generally conduct a final walk-through shortly before closing, often the day before or the morning of settlement.
We want the house looking its best and ready for its new owner.
What Condition Should the House Be In?
Under North Carolina's standard contract, the property must be delivered in substantially the same or better condition at closing as it was when the offer was made, subject to the contract's terms and any agreed-upon repairs.
That means we need to continue maintaining the home while it's under contract.
The lawn should be mowed.
Landscaping should be maintained.
Trash should be removed.
And any damage that occurs during move-out needs to be properly addressed.
You don't necessarily need to hire a professional cleaning company. But I do recommend leaving the property clean, emptied, and ready for the buyer.
This includes:
- Cleaning bathrooms and toilets
- Wiping down kitchen surfaces and appliances
- Vacuuming carpets and sweeping hard floors
- Emptying closets, cabinets, and drawers
- Clearing out the garage, attic, shed, and crawl space
- Removing all garbage and personal belongings
I always remind sellers that moving out means moving everything out!
Not just the things you want to take with you.
What About Leftover Paint, Building Materials, and Extra Supplies?
This is something that comes up frequently.
You may have extra paint cans in the garage, leftover tile from a bathroom renovation, unused flooring, spare shingles, or other building materials.
And you might think the buyer would appreciate having them.
Perhaps they would!
But don't assume.
The North Carolina closing guidelines recommend offering these items through your agent rather than simply leaving them behind.
If the buyer wants them, wonderful.
If not, they need to be removed.
The same goes for old furniture, cleaning supplies, miscellaneous tools, and items stored in the attic or crawl space.
When in doubt, ask!
Fixtures Versus Personal Property: What Stays and What Goes?
This is an important one.
When you sell your home, certain items are considered fixtures and are generally included in the sale unless specifically excluded in the contract.
But what exactly is a fixture?
A common rule of thumb is that items permanently attached (nailed, glued, screwed) to the home generally stay, while movable personal belongings generally go.
However, North Carolina's contract contains specific provisions identifying what is included, and those provisions control.
So the simple rule of thumb doesn't cover every situation.
A Few Examples
Light fixtures, built-in shelving, attached hardware, and other permanently installed features will generally convey unless properly excluded.
Freestanding furniture and other personal belongings generally do not convey unless specifically included.
But certain items can create confusion.
Garage shelving, mounted televisions, window treatments, appliances, and smart-home equipment should all be reviewed carefully against the contract.
If there's something you want to keep, let's discuss it before the property goes under contract so we can address it properly.
A Little Story About a Historic Door...
I once represented a seller who had installed a beautiful old historic wooden door in their home.
It was a special piece of significant value since it was her grandmother’s, and understandably meaningful to the seller.
The home went under contract, and when the buyer returned for the final walk-through, they noticed something was missing.
The door!
Now, I certainly understand wanting to keep a cherished family heirloom or a unique architectural piece. But if an item is considered part of the property and hasn't been excluded from the contract, the seller generally can't simply remove it before closing.
That's why I always encourage sellers to think about these things before listing.
If there's a fixture you want to keep, tell me early!
We can discuss how to exclude it, replace it, or otherwise address it before it becomes a problem.
Because the last thing anyone needs on closing day is a disagreement about a missing door!
Don't Forget Your Smart-Home Devices
Here's something that wasn't an issue years ago but is increasingly important today.
Smart thermostats, doorbell cameras, security systems, connected locks, and other devices may contain your personal information or remain connected to your phone.
If these items are conveying with the property, you'll want to disconnect them from your personal accounts and remove stored personal information.
Depending on the device, that may mean resetting it to factory settings.
Just make sure any required passwords, access instructions, or account transfer information is handled appropriately.
We don't want you accidentally controlling the new owner's thermostat from three states away!
What If We've Agreed to Make Repairs?
If we negotiated repairs during due diligence, those repairs need to be completed according to our written agreement.
I recommend scheduling the work as soon as the repair agreement is finalized.
Waiting until the week before closing can create unnecessary stress, particularly if a contractor encounters scheduling problems or discovers additional issues.
If you're already living out of town, I'm happy to help coordinate access and scheduling with contractors at your request.
We also want to keep documentation. Invoices, receipts, permits, and any other appropriate records can help demonstrate that the agreed-upon work was completed.
And remember, repairs need to be performed in a good and workmanlike manner.
If our agreement specifies a licensed contractor or other professional, we need to follow those requirements.
We'll want everything completed before the buyer's final walk-through so they have an opportunity to verify the work.
Keep Your Utilities and Insurance Active!
This is another important reminder.
Do not turn off your utilities before closing.
Water, electricity, gas, and other applicable services should remain active through closing.
I once represented a buyer in which the seller had moved out of the property the week before closing and decided to turn off utilities. At the time of the walk through the freezer, refrigerator, and washer mildewed. No bueno!
The buyer may need utilities functioning for the final walk-through, and an appraiser or contractor may still need access to operating systems.
Remember that North Carolina's standard contract contains a seven-day permitted delay provision under certain circumstances.
If closing is delayed, utilities generally need to remain active through that delay.
I recommend arranging for utility termination effective the day after our scheduled closing, while staying flexible if the closing date changes.
Don't Cancel Your Homeowner's Insurance Too Early!
Your homeowner's insurance should remain in place until closing has been completed, including the recording of the deed.
Even though you've moved out, the property is still yours until ownership legally transfers.
If something unexpected happens before that transfer, we want appropriate insurance coverage in place. I had a colleague whose seller had an electrical fire the day before closing. It was discovered during the walk through. Luckily the transaction still closed, but it was delayed while the home owner’s insurance company was contacted, a claim filed and needed repairs completed.
If the home becomes vacant, contact your insurer to make sure your policy continues to provide appropriate coverage during that period.
Once we've confirmed the closing is complete, you can coordinate cancellation with your insurance provider.
Mail, Keys, Garage Remotes, and Other Little Details
As we approach closing, there are a few smaller tasks that are easy to overlook.
First, don't forget to forward your mail.
You can arrange a permanent change of address through the United States Postal Service and update your address with banks, subscriptions, online retailers, and other service providers.
It's also a good idea to leave a forwarding address with your agent.
Gather All the Keys
Before moving out, round up all the keys associated with the property.
That may include:
- Front and back door keys
- Garage remotes
- Mailbox keys
- Shed and storage building keys
- Crawl space or attic access keys
- Gate, pool, or padlock keys
Check with neighbors, family members, or service providers who may have extra keys.
You would be surprised how many garage remotes accidentally leave with the seller because they're still clipped to a sun visor!
The closing attorney or I will help coordinate delivery of the keys and remotes.
Leave the Helpful Stuff!
If you have appliance manuals, warranties, service records, or information about contractors who have maintained the property, those can be valuable to the next owner. I also recommend leaving a list of service providers, if you have one.
For example, the HVAC company you've used, your pest control provider, or the company that services your irrigation system.
It's a thoughtful gesture that can make moving into the home easier for the buyer.
The Final Walk-Through: One Last Look!
Shortly before closing, the buyer will typically return to the property for a final walk-through.
This is not intended to be another full home inspection.
It's an opportunity for the buyer to confirm that the property's condition is consistent with the contract, that agreed-upon repairs have been addressed, and that the appropriate fixtures and personal property remain.
They'll also want to make sure you've removed your belongings and that the home is ready for possession.
This is why I encourage sellers to be completely moved out by the day before closing whenever possible.
We want the final walk-through to be uneventful.
Uneventful is good!
If something does come up, we'll work with the buyer's agent and closing attorney to determine how best to address it.
Closing Day: We're Almost at the Finish Line!
Depending on how your closing is arranged, you may sign your documents at the attorney's office ahead of the actual closing date or coordinate a remote signing.
Your attorney will tell you what needs to be signed and when.
Make sure to bring a valid government-issued photo ID and any other documents the attorney requests.
Once the necessary documents have been signed, the closing attorney will work through the remaining settlement requirements.
These may include confirming receipt of funds, paying off existing mortgages and liens, and recording the deed with the county register of deeds. In North Carolina, signing the documents doesn't necessarily mean the transaction has officially closed.
We need confirmation that the deed has been recorded and closing has been completed.
Only then should we consider the ownership transfer complete and coordinate final possession according to the contract.
When Will You Receive Your Money?
Once the closing attorney has completed the necessary steps and has funds available for disbursement, the seller's net proceeds can be released.
The method and timing depend on the attorney's policies and the circumstances of the transaction.
If you're receiving a check, we'll coordinate pickup or delivery.
If you've arranged a wire transfer, the attorney will follow their procedures for verifying and sending funds.
And yes, this is the point when you can finally say:
We sold the house!
A Few Final Loose Ends
After closing, there may still be a few things to wrap up.
Cancel or transfer any remaining services associated with the home, such as lawn maintenance, pest control, alarm monitoring, or scheduled fuel deliveries.
Review automatic payments related to the property, including mortgage payments and HOA dues, and coordinate their cancellation once the appropriate final payments and payoffs have been confirmed.
I'll also arrange for the real estate sign and lockbox to be removed.
And then?
You're done!
Well, except for unpacking all those boxes at your next home.
Sorry, I can't help you there!
One Last Thought
Selling a home can feel like a whirlwind.
There are so many details, deadlines, documents, and moving pieces that it's easy to feel overwhelmed.
But you don't have to keep track of everything by yourself.
My role is to guide you through the process, coordinate with the other professionals involved, anticipate potential problems, and help make the transition as smooth as possible.
I'll provide a closing checklist to help you stay organized, and I'm always available if you have questions.
Remember, no question is too small.
Well... perhaps asking me where you packed the coffee maker might be a little outside my expertise!
But everything related to getting your home sold?
I'm here to help.
We've made it through preparing your home, marketing, showings, negotiations, and due diligence. Now let's get you across the finish line and on to your next adventure!
Congratulations on your sale!
Thinking about selling a home in Asheville or Western North Carolina? Whether you're planning a move across town or across the country, I'd love to help you navigate the process with confidence.
Continue Exploring the Seller's Guide: Understanding the Costs of Selling Your Home — What Will You Actually Walk Away With?
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