Contract to Close: From Start of Underwriting to Closing
June 10, 2026
By Elena Garrett, Realtor
INTRODUCTION AND THINGS TO REMEMBER
Congratulations. If you’re watching this video, you’ve already completed inspections, reviewed the inspection report, negotiated any repairs, and decided to move forward with the purchase.
For many Texas buyers, this was actually the most stressful part of the home purchase transaction.
Now that the option period is over, the process changes significantly. Instead of negotiating, we’re now preparing for closing.
Before we continue, I want to mention a resource that many of my buyers find extremely valuable.
You should have already received a guide from me called “How to Save Thousands Before, During, and After the Purchase of Your Home.”
This guide contains dozens of money-saving ideas related to loans, inspections, negotiations, surveys, appraisals, closing costs, contractors, property taxes, and long-term homeownership.
Throughout this video series, I may occasionally refer to topics that are covered in greater detail inside that guide.
If you have not received a copy yet, please contact me and ask for it as soon as possible.
Many buyers save hundreds or even thousands of dollars simply by understanding opportunities that most homebuyers never realize exist.
Now let’s talk about the people who will be helping move your transaction toward closing.
One thing that surprises many buyers is that the transaction often becomes very quiet for a while.
During the option period, it may have felt like somebody was calling, texting, or emailing you every day. Once the option period ends, there may be several days where nobody contacts you at all.
That is completely normal. It doesn’t mean nothing is happening.
In fact, several different companies have just started working on your file behind the scenes.
The easiest way to understand the rest of the transaction is to understand who the major players are and what role each person performs.
During the house-hunting phase, most buyers primarily interact with their real estate agent.
Once you’re under contract, several additional professionals become involved. Each person has a different role.
Your real estate agent helps coordinate the overall transaction, answer questions, monitor deadlines, schedule walkthroughs, and communicate with the other parties involved.
Your loan officer is responsible for discussing loan programs, interest rates, monthly payments, loan estimates, and financing options.
Your processor or loan coordinator is often the person collecting documents, sending requests, tracking deadlines, and helping move the loan through the approval process.
Your insurance agent helps obtain homeowners insurance and or the home warranty options and provides information that may be required by your lender before closing.
At the title company, you’ll usually work with an escrow officer or an escrow team.
The escrow team works for the title company. The title company coordinates the closing process, studies and prepares title documents, orders a new survey if needed, schedules signing appointments, and helps manage the transfer of ownership.
Behind the scenes, the title company also researches the ownership history of the property and prepares the title work needed for closing.
In Texas, title company also has a lawyer that will be working with both sellers and buyers to make sure that any issues that might prevent the transaction from proceeding from the standpoint of chain of ownership, liens and judgements are released, old outdated info on land restrictions are updated, etc.
During your first week under contract, we strongly recommend creating a simple contact list.
Write down the names, phone numbers, email addresses, and job responsibilities of everyone involved in your transaction.
One of the most common causes of frustration is asking the right question to the wrong person.
Your loan officer may not know the answer to a title question. Your escrow officer may not know the answer to a loan question.
Understanding who is responsible for what will make the rest of the transaction much smoother.
If you’re not sure who handles a particular issue, ask Elena or your agent as they are managing the overall transactions and understand everyone’s roles and responsibilities.
By the end of the first week, you should know who the major players are and who to contact when questions arise.
Another thing that’s helpful during the first week is learning a few common terms that you’ll hear throughout the transaction.
You have probably already heard the word appraisal.
An appraisal is an opinion of value prepared by a licensed appraiser. The appraisal helps the lender determine whether the property’s value supports the price being paid.
An appraisal is different from an inspection. An inspector evaluates the condition of the property like the HVAC, the windows, the attic, etc.
An appraiser looks at homes that sold nearby, looks at their features, decided which of those homes are the closest match to your property.
He or she then compares their final sold prices with the home you are purchasing and delivers an opinion of value that the lender than uses as a part of your home loan package.
Appraisal is a stand process and in most cases, you will need to pay for an appraisal.
Ask your lender the estimate for the appraisal costs and whether the appraisal costs could be waived in your case.
We’ll discuss appraisals and their impact on financing in much more detail in the mortgage video.
You may also hear the word survey.
A survey is an official measurement and drawing of the property that both the lender and the title company will use to add to their own files.
The survey shows property lines, no-build lines, easements, fences, pools, sheds, driveways, and other elements of the land.
If purchasing a new survey is required, the title company will be the one that will manage that process.
The cost of the survey varies based on the size of the lot. Ask your agent to clarify who is responsible for the survey costs based on your purchase contract.
The survey helps identify where the property begins, where it ends, and whether any improvements create potential issues.
Another common word you will hear is disclosure.
A disclosure is simply information that one party is required to provide to another party.
Some disclosures come from the seller. Some come from the lender. Some come from the title company.
Whenever you hear the word disclosure, think, “This is information I should review carefully as it may affect my costs, my rights, or my future experience with the house.”
Loan estimates. You’ll almost certainly receive one or more loan estimates.
A loan estimate is a projection of what your loan might look like. It shows estimated interest rates, monthly payments, closing costs, and the amount of money needed to close.
Don’t be surprised if you receive multiple versions during the transaction. As loan options change, the estimates may change as well.
At some point, you’ll receive something called a title commitment.
This is one of the most important documents in the transaction. All title documents show restrictions on your land or home ownership rights in one way or another.
Think of it as a preliminary report about issues affecting your ownership rights that comes from the title company.
It explains who currently owns the property, what restrictions may affect the property, and what issues must be resolved before ownership can be transferred to you.
Most buyers ignore the title commitment documents, but we recommend calling the title company after you receive your title commitment, asking to speak with your escrow officer, and ask asking the escrow officer to go over any items that you might need to be aware of.
Please note that title documents are highly specialized legal documents that cannot be reviewed by your realtor or the lender.
Only the title company should help you to interpret the information contained in the title paperwork.
If the property is located in an HOA, you’ll probably receive a resale certificate and HOA documents.
These documents contain information about dues, assessments, rules, restrictions, and the financial condition of the association.
Please note that sometimes the HOA bylaws contain some restrictions that you might find important to your future ownership experience.
Do not ignore them and read through them or ask your agent or ChatGPT or your favorite AI to help you to understand the main provisions.
WEEK ONE AFTER THE OPTION PERIOD – PROCESSES ARE STARTING
Welcome to Week One of Home Sale Documents Preparation.
If you haven’t watched the Introduction and Vocabulary video yet, we strongly recommend starting there first.
In that video, we discussed the major players involved in your transaction, including the lender, title company, escrow officer, loan processor, insurance agent, and your real estate agent.
We also discussed common terms such as appraisal, survey, title commitment, disclosures, escrow, and cash to close.
Those terms are about to start appearing in your emails, so understanding the language now will make the rest of the process much easier.
We also strongly recommend reviewing the guide Elena provided called “How to Save Thousands Before, During, and After the Purchase of Your Home.”
That guide contains money-saving strategies related to lenders, inspections, surveys, appraisals, negotiations, contractors, taxes, insurance, and closing costs.
Many of the topics we’ll discuss throughout this video series are covered in greater detail in that guide.
If you don’t already have a copy, please contact Elena Garrett and request one as soon as possible.
Now let’s talk about Week One.
This is a fairly detailed video. If you just want a list of items to do during this week, please skip to the end of the video where an executive summary will be provided.
The main purpose of Week One is to get the transaction moving.
This is the week where the lender starts working on your loan file, the title company starts researching the property, insurance quotes begin coming in, and several important deadlines begin running at the same time.
Most of the work this week will actually be performed by the lender and title company teams.
This is also a good time to verify that your lender has received a fully executed copy of the contract and that your lender and agent have each other’s contact information.
Most of the time this happens automatically. However, confirming communication early can prevent unnecessary delays later.
Your job is to stay organized, respond quickly, and understand what stage the transaction has reached.
If you’re obtaining a mortgage, one of the first things that will happen is the start of underwriting.
Underwriting is the lender’s process for verifying your income, assets, debts, employment, and overall eligibility for the loan program you’re using.
The details of underwriting deserve their own discussion, so we’ve created a separate video dedicated entirely to that subject.
For now, simply understand that underwriting is officially beginning.
If you’re buying the property with cash and not obtaining financing, you can ignore most lender-related activities and focus on the title, survey, insurance, and closing portions of the transaction.
One question many buyers ask during the first week is when the appraisal will be ordered.
The answer depends on your lender, your loan program, and where your file is in the underwriting process.
Some lenders order appraisals immediately. Others wait until certain underwriting questions have been answered.
The important thing is to ask your lender what timeline they expect and whether there is anything that could delay the appraisal.
At the same time, the title company will begin its work.
The title company will open your file, begin researching the ownership history of the property, request HOA documents if applicable, and prepare something called a Buyer Information Sheet.
The Buyer Information Sheet helps the title company verify you and your co-purchasers’ names, contact information, marital status, vesting information, and other details needed to prepare closing documents correctly.
When the title company asks you to complete this form, do not put it aside for later. Complete it and return it as quickly as possible.
One of the most important things that may arrive during the first week is the title commitment.
You learned about title commitments in the previous video. Think of this as the title company’s preliminary report on the property.
If HOA documents become available during the first week, review them as soon as possible.
If title documents also become available during the first week, then also review them as soon as possible.
There is another reason why reviewing title documents and HOA documents promptly is so important.
In most standard Texas purchase contracts, buyers are given a limited period of time to review information contained in the title commitment, HOA documents, and certain use restrictions affecting the property.
If you discover a restriction that makes the property unsuitable for your intended use, you may have the right to object to that restriction.
In some situations, if those objections cannot be resolved, you may be able to terminate the contract and recover your earnest money deposit.
The key word here is deadlines. These review periods do not last forever.
Once the objection period expires, your may lose the right to terminate the transaction due to the title or HOA restrictions objections.
For that reason, don’t ignore the HOA and title work documents. Review them as soon as they arrive.
Ask your Agent or the escrow officer to help to clarify your questions. If you see something that concerns you, notify your agent immediately.
And if you are unsure about your review deadlines, ask your escrow officer or escrow assistant to confirm exactly when those deadlines expire.
It is always better to ask questions during the review period than to discover a problem after the review period has ended.
For example, maybe you planned to park a commercial trailer at the property, but the HOA rules prohibit parking non-residential vehicles.
Maybe you planned to build a workshop, but the subdivision rules prohibit buildings under a certain size to be added to the property.
Maybe you planned to keep horses or certain type of livestock but the county restrictions prohibit you from having certain type or certain number of animals on your property.
Maybe you intended to use the property as a rental at a later date but the HOA documents clarify that there is a cap on the number of rental units that could exist at one time in this subdivision.
You are not expected to become an attorney, title expert, or HOA expert.
However, if you see a restriction that would prevent you from using the property the way you intend to use it, the sooner you know and your agent knows, the better.
Week One is also the time to begin shopping for homeowners insurance.
Even if your lender recommends an insurance company, it’s usually a good idea to obtain multiple quotes.
Different insurance companies can offer dramatically different premiums, deductibles, and coverage options for the exact same property.
As insurance quotes arrive, don’t be afraid to ask questions. The cheapest quote is not always the best quote.
Another important task during Week One is identifying where your closing funds will come from.
You do not need to move money yet. In fact, before moving significant funds between accounts, speak with your lender first.
For now, simply identify where the money is currently located.
Will your down payment come from checking? Savings? An investment account? A retirement account? A gift from a family member?
Knowing the answer now will make the next several weeks much easier.
If you expect to travel before closing or believe you may be unavailable on the expected signing date, notify your lender, title company, and agent immediately.
Remote signing arrangements are usually much easier when they are planned weeks in advance rather than days in advance.
Let’s finish with a quick Week One executive summary.
If you’ve watched the entire video, this will serve as a review.
If you skipped directly to this section, these are the most important things you should accomplish during your first week under contract.
First, make sure you know the names and contact information of the major people involved in your transaction.
You should know who your loan officer is, who your loan processor or transaction coordinator is, who your escrow officer is at the title company, who your insurance agent is, and how to contact your real estate agent.
Second, verify that your lender has received a fully executed copy of the contract and that your lender and agent have each other’s contact information.
Third, if you’re obtaining a loan, confirm that underwriting has started and ask your lender what major milestones they expect over the next few weeks.
Fourth, ask your lender about the expected appraisal timeline and whether there is anything that could delay ordering the appraisal.
Fifth, complete and return the Buyer Information Sheet as soon as the title company sends it to you.
Sixth, begin reviewing any title commitment documents, HOA documents, resale certificates, or restriction documents as soon as they arrive.
Do not wait until the last minute.
Ask your escrow officer, escrow assistant, or agent to explain anything you don’t understand.
Also ask them to confirm the deadlines for title objections and HOA objections under your contract.
Seventh, begin gathering homeowners insurance quotes.
Try to compare more than one company before making a final decision.
Eighth, identify where your closing funds will come from.
You do not need to move money yet, but you should know whether the funds are coming from checking, savings, investments, retirement accounts, or gift funds.
Ninth, if you expect to travel before closing or believe you may need remote signing, notify your lender, title company, and agent immediately.
And finally, if you have not already done so, request a copy of the guide called “How to Save Thousands Before, During, and After the Purchase of Your Home.”
Many buyers save significant amounts of money simply by understanding the opportunities described in that guide before they reach closing.
If you’ve completed those tasks, then you’ve had a productive first week and your transaction is progressing exactly as most successful transactions do at this stage.
In the next video, we’ll discuss Week Two and what to expect as title work, HOA review, loan processing, and closing preparation continue moving forward.
WEEK 2 AFTER THE OPTION PERIOD – UNDERWRITING, PLANNING, RESEARCH
Welcome to Weeks Two of Home Sale Documents Preparation.
If you haven’t already watched the Introduction and Vocabulary video, we strongly recommend starting there first.
Throughout this phase, you’ll continue hearing terms such as title commitment, survey, appraisal, disclosures, escrow, HOA documents, and cash to close.
Those terms were explained in detail in the first video, and understanding them will make the rest of the process much easier.
We also strongly recommend reviewing Elena’s guide called “How to Save Thousands Before, During, and After the Purchase of Your Home.”
Many of the money-saving opportunities discussed in that guide become especially relevant during this stage of the transaction.
As we move into the middle part of the purchase process, many buyers notice something interesting.
The flood of introductory emails begins to slow down, but at the same time, several different things start happening behind the scenes.
This is often the busiest phase of the transaction, even though it doesn’t always feel that way.
The lender is continuing to work on your loan.
The title company is researching the property and preparing documents.
Insurance decisions are being finalized. HOA information may be arriving.
Survey questions may be getting resolved.
And at the same time, you’re starting to think about what life will actually look like after closing.
This is also the point where many buyers begin asking a different question.
Instead of asking, “What is happening?” they begin asking, “Is there anything I’ve missed?”
And that’s exactly what this stage is about.
The goal over the next couple of weeks is to make sure there are no surprises waiting for you after closing.
By now, the title company has usually made significant progress researching the property.
If the property is located in an HOA, some of the HOA documents may have arrived.
If a survey was needed, it may have been ordered or completed. Various pieces of information are starting to come together.
If an appraisal was ordered, it should have arrived or it will arrive at any moment.
Your main job at this stage is logistics.
For example, re-read the HOA bylaws to learn more about modifications you can and cannot make, or the type of assessments they typically vote for.
The goal at this stage is not to object to those items, as the objection deadlines have probably passed. But to have a good mental picture of what is in those documents.
This is also a good time to verify any assumptions about personal property included in the transaction.
If the refrigerator was supposed to stay, make sure everyone still agrees that the refrigerator is staying.
If a workshop, storage building, security system, patio furniture, or other item was discussed during negotiations, now is a good time to make sure there are no misunderstandings.
At the same time, the financial side of the transaction is continuing to move forward.
Even if you submitted tons and tons of documents to your lender during the first week, don’t be surprised if additional requests continue to arrive.
Sometimes underwriting needs updated statements, explanations, additional signatures, or a clarification on information that was already submitted.
This doesn’t necessarily mean there’s a problem. In many transactions, it simply means the file is moving through different stages of review.
This is also the time to start thinking seriously about where your closing funds are coming from.
Notice that we said prepare your funds, not move your funds. Those are two different things.
For now, your goal is simply to make sure the funds you need for closing will in fact be available on the day of closing.
If your funds are in checking or savings accounts, the process may be fairly straightforward.
If your funds are in brokerage accounts, retirement accounts, certificates of deposit, trusts, or other investments, additional planning and documentation of the funds transfers may be required.
Some assets can be accessed immediately. Others may take several business days to liquidate and transfer.
Please make sure your lender goes over the documentation that may be needed to show the origin of those funds to the underwriting.
One of the most common mistakes buyers make is assuming that money can always be moved instantly.
The funds cannot simply appear in your account with no prior explanation or lender discussion.
If family members will be helping with gift funds, this is a good time to make sure everyone understands what documentation may be required and what role they will play later in the process.
Make sure your lender is in contact with all the family members who plan to provide gifts and guides them through the process of wiring the money to the title company.
The gift funds should be deposited to the title company, and not to your personal accounts.
While all of that is happening, many buyers begin shifting their attention toward the move itself.
This is a great time to begin gathering quotes from movers and coordinating schedules.
If you’ll need time off work around closing, begin making those arrangements now.
If children are changing schools, start reviewing enrollment requirements and important dates.
If you’re moving from another city, begin thinking about travel plans and move-in timing.
Many buyers also use this period to start researching utility providers.
Electricity, water and trash services, natural gas providers, internet, security monitoring, and other services all have their own requirements and procedures.
The goal is to avoid arriving at your new home only to discover that an important service hasn’t been activated yet.
This is also an excellent time to start collecting estimates for any projects you would like to complete shortly after closing.
Even if you’re not ready to hire anyone yet, gathering information now often leads to better decisions later.
This is also a good time to think about how and where you’ll be signing your closing documents.
If you or your spouse expect to be traveling, relocating early, working out of town, or otherwise unavailable during the closing period, now is the time to discuss that with your lender, title company, and agent.
Remote signing arrangements are usually much easier when they are planned weeks in advance rather than days in advance.
Depending on your location, the title company may need to coordinate a mobile notary, arrange document delivery, schedule remote signing sessions, or make other accommodations.
The earlier everyone knows about your plans, the smoother the process tends to be.
This is also an excellent time to check your identification.
It may sound silly, but every year a handful of buyers discover on the closing date that their driver’s license has expired, is about to expire, has been misplaced, or no longer matches the name being used for the transaction.
Pull out your identification now and look at it carefully.
Make sure it will still be valid on closing day. Is the name on the driving license matches the name on the contract?
If your identification expires soon, contact the title company and ask whether any special arrangements will be needed.
Solving identification issues during Week Two is much easier and less stressful than trying to solve them during the final hours before closing.
One thing we want to mention about this phase is that communication can feel inconsistent.
Some days you may receive several emails from your lender, title company, insurance agent, and real estate agent.
Other days may be completely quiet.
That is normal. It doesn’t mean the transaction has stalled.
It simply means different professionals are working on different parts of the process at different times.
Continue checking your email. Continue responding promptly whenever information is requested. Continue asking questions whenever something doesn’t make sense.
By the end of this phase, you should feel like the transaction is no longer just a future possibility.
You should feel like you’re actively preparing to become the owner of the property.
Most of the major questions should have been answered. Most of the important decisions should be taking shape.
Let’s finish with a quick executive summary of Week Two.
If you’ve watched the entire video, this will serve as a review.
If you skipped directly to this section, these are the most important things you should accomplish during this phase of the transaction.
By the end of Weeks Two and Three, you should have reviewed any title documents, HOA documents, surveys, or restriction information that became available and asked questions about anything that could affect how you plan to use the property.
You should understand any known restrictions related to parking, rentals, workshops, pools, livestock, home businesses, or other activities that are important to your household.
You should have confirmed any personal property that is expected to remain with the home, such as appliances, refrigerators, riding mowers, workshop equipment, security systems, shelving, patio furniture, or other negotiated items.
You should have selected a homeowners insurance provider or be very close to making that decision, and your lender should have the information they need from your insurance company.
You should continue responding promptly to requests from your lender and understand that additional underwriting requests during this stage are completely normal.
You should know where your closing funds are coming from and understand how those funds will become available when needed.
If your funds are coming from investment accounts, retirement accounts, trusts, certificates of deposit, or other assets, you should understand the timeline required to access them.
If gift funds will be used, you should have identified the donor and discussed the process with your lender so there are no surprises later.
You should begin planning utility transfers and identify the providers that service your new property.
You should have started planning your move, including movers, travel arrangements, work schedules, school transfers, and any other logistics that may affect your transition into the home.
If you already know that certain repairs, maintenance items, painting, flooring, landscaping, lock changes, shelving, lighting upgrades, or other projects will be needed shortly after closing, this is a good time to begin collecting contractor names and estimates.
If remote signing may be necessary, you should have informed your lender, title company, and agent, and you should understand how that process will work.
You should verify that your identification is available and will still be valid on closing day.
Most importantly, by the end of this phase, there should be very few unanswered questions remaining.
You should feel confident that you understand the property, understand the financial side of the transaction, and have a practical plan for moving into the home.
If you’ve accomplished those things, then you’re exactly where most successful transactions are expected to be before entering closing week.
In the next video, we’ll discuss the final week before closing, including closing disclosures, final cash-to-close numbers, gift fund coordination, final underwriting conditions, final walkthrough, signing, funding, recording, and receiving your keys.
The Final Week Before Closing, Signing, Funding, and Receiving Your Keys
Welcome to the final week before closing.
Depending on your loan, appraisal, underwriting, and contract timelines, this phase might happen during Week Two, Week Three, Week Four, Week Five, or even later.
That’s why we’re calling this video “The Final Week Before Closing” instead of assigning it to a specific week.
If you haven’t already watched the previous videos in this series, we strongly recommend doing so.
The Introduction video explains the vocabulary you’ll continue hearing during this phase.
The Week One video explains how the transaction gets started.
The Week Two video explains how the property, financial, and moving preparations come together before closing.
We also recommend continuing to review Elena’s guide called “How to Save Thousands Before, During, and After the Purchase of Your Home.”
Many buyers focus entirely on reaching the finish line and miss opportunities to save money during the final days before closing and the first few weeks after moving in.
One quick note before we begin. This is the most information-heavy video in the series.
We’ll be talking about closing disclosures, final loan approvals, cash to close, gift funds, final walkthroughs, signing appointments, funding, recording, and receiving your keys.
If you’re short on time, don’t worry.
We’ll provide a complete executive summary at the end of the video.
Now let’s talk about what usually happens during the final stretch.
For many buyers, this is the busiest part of the entire transaction.
The quiet period is over. The lender is trying to finish the loan.
The title company is preparing closing documents.
The buyer is preparing funds. Moving plans are being finalized.
And everyone is working toward the same deadline.
As a result, don’t be surprised if communication suddenly increases.
During the middle part of the transaction, it was normal to go several days without hearing from anyone.
Now it may feel like everyone suddenly needs something from you on a moment’s notice.
That is usually a good sign. It means the transaction is moving toward the finish line.
You may receive several emails in a single day. Some may come from your lender. Some may come from your loan processor.
Some may come from the title company. Some may come from your agent.
Many of these emails will contain documents that require your review or signature.
Some documents may arrive through DocuSign. Others may be waiting for you at the closing table.
Some documents may appear repetitive. This is normal.
Different parties often require similar information for different legal and regulatory reasons.
Try not to assume that a repeated document means someone made a mistake.
One of the most important things you can do during the final week is respond promptly.
A document that sits unsigned for a day or two can sometimes delay the entire closing process.
This is also the point where the numbers begin becoming very real.
Earlier in the transaction, many of the figures you saw were estimates. Now those estimates are gradually being replaced with actual numbers.
You may receive multiple versions of revised loan estimates. You may receive updated disclosures. You may receive revised closing figures.
As those numbers become more and more accurate, review them carefully.
If something looks different than what you expected, ask questions immediately.
This is especially true if the change affects your interest rate, monthly payment, closing costs, credits, or cash-to-close amount.
At some point during this phase, you’ll receive a document called the Closing Disclosure.
This is one of the most important documents in the loan process.
The Closing Disclosure shows your final loan terms, estimated monthly payment, closing costs, and cash needed to close.
For many loan types, federal rules require a waiting period after the Closing Disclosure is delivered.
This means the lender cannot simply issue the document and close the loan immediately afterward.
The timing of the Closing Disclosure matters.
It is very important to note that if you’re the type of person who likes to read every document carefully before you sign it, let your agent, your lender, and title company know as early as possible in the process.
There may be literally hundreds of pages of legal disclosures for you to review if you want to read them at your own time.
Around this same time, your cash-to-close amount will start becoming much more precise.
Up until now, you’ve probably been looking at estimates. Now you’re beginning to work with actual numbers.
This is the time to make sure your funds are available and ready when needed.
If funds are coming from investment accounts, retirement accounts, trusts, or other assets, make sure any required transfers are already underway or finished depositing.
Gift funds deserve special attention. If family members are helping with your closing costs or down payment, make sure everyone understands their role.
The lender may require gift letters and additional documentation on the origins of those funds.
This is also the stage where underwriting is often cleaning up the final file and you might start feeling impatient or annoyed with the final clean up process.
Perhaps they need an updated bank statement. Perhaps they need a written explanation for a bank deposit from 6 months ago that you already sent them at the beginning.
Perhaps they need additional clarification about employment information that you sincerely think should have been checked long before this time.
Try not to interpret these requests as signs that something is wrong or someone was not doing their job properly.
In many cases, they simply represent the final questions standing between your file and final approval.
At the same time, don’t forget about the practical side of moving.
Utilities should be scheduled. Moving plans should be finalized. Contractors should be confirmed if work will be performed shortly after closing.
If remote signing is required, everyone should already know where you’ll be and how documents will be signed.
And if you’re wiring funds, always verify wiring instructions directly with the title company using a trusted phone number.
Now let’s talk about the last three days before closing.
If the previous few weeks felt like preparation, this is where preparation turns into frenzied execution.
The temperature in the transaction is about to rise dramatically.
For many buyers, the final three days before closing are the busiest days of the entire purchase process.
Up until now, different parts of the transaction have been moving forward independently.
The lender has been working on the loan. The title company has been working on title and closing preparation. You’ve been planning your move, reviewing documents, and preparing your finances.
Now all of those moving parts are starting to come together at the same time.
This is often the point where buyers feel like everyone suddenly wants something.
The lender may be requesting final signatures. The title company may be confirming closing information. Your insurance company may be providing final documentation. Your agent may be coordinating the final walkthrough.
And you may be trying to finish packing boxes at the same time.
This sudden increase in activity and the frenzied feeling that it creates are completely normal.
In fact, for most successful transactions, it’s a sign that everyone is preparing to cross the finish line.
This is also the point where estimates start becoming final numbers.
Earlier in the process, you may have seen several different versions of loan estimates and preliminary closing figures.
Now the lender and title company are working toward the final numbers that will actually be used at closing.
Review those numbers carefully. This is not the time to skim documents.
Were the seller concessions properly recorded in the closing estimate?
Verify that the title company is charging you only for the items you are supposed to be paying for. It is not uncommon for the title company to accidently make you pay for the survey that the seller agreed to pay for during the repair negotiations.
Catching these types of mistakes 3 days before closing will make it a lot easier on everyone than finding out about the mistake on the morning of the signing of the documents.
Also, pay close attention to the lender fees. Make sure they are aligned with the initial quote you received from the lender.
One item that often surprises buyers during the final days before closing is property tax prorations.
You may notice credits and adjustments on your closing documents related to property taxes.
These numbers are often estimated because, in many cases, the current year’s tax bill has not yet been finalized when the property closes.
The purpose of tax proration is simple. The seller pays property taxes for the portion of the year they owned the property. The buyer pays property taxes for the portion of the year they own the property.
The title company calculates those amounts based on the current data provided to them by the central appraisal district, and includes them in the closing figures.
Sometimes buyers become concerned because the proration amount appears higher than what they expect to pay after receiving a homestead exemption or another future tax benefit.
Try not to compare the tax proration calculation to what you believe your future tax bill may become. Those are two different calculations.
The title company is not trying to estimate future exemptions, future legislative changes, or future appraisal district decisions.
The title company is simply following the contract and using the information available at the time of closing.
Another thing to keep in mind is that closing delays can sometimes affect the numbers.
If a closing date moves by several days or several weeks, tax prorations, interest charges, prepaid items totals, and total escrow deposits may change.
As a result, don’t be surprised if revised closing disclosures contain slightly different numbers than earlier versions.
And one final note.
Unless you are a tax professional, CPA, attorney, lender, or title officer working directly on the file, be careful about assuming that certain charges should or should not be on your closing costs lists, or how to calculate them.
Many buyers spend hours and hours re-calculating the tax charges, interest charges, and researching different endorsements that they see on the closing disclosure.
When in doubt, ask the professionals who are actually working on your file why a certain charge was calculated a certain way.
During these final days, communication becomes especially important.
Check your email and missed texts and phone calls frequently, even if they come from unknown phone numbers. The closing team that your lender uses may be calling from different phone numbers than you expected to see.
Review documents promptly but carefully. Every document might the final and last revision, and paying attention to what changed is important.
And remember that even requests that seem small may be the last item preventing your file from moving forward.
For most buyers, the final three days feel a little chaotic. That’s normal.
The good news is that this activity usually means everyone is focused on the same goal. Getting you to the closing table successfully.
Now let’s talk about the day before closing.
By this point, most of the major questions should already be answered. Your loan should be approved or very close to approval.
Your insurance should be in place. Your closing figures should be substantially finalized. And your moving plans should already be taking shape.
The day before closing is not the time to start solving major problems. The day before closing is the time to confirm that all of the pieces are already in place.
One of the most important things to verify is your closing funds. Ideally, all funds needed for closing should already be available and accessible.
If gift funds are being used, they should already have been transferred and documented according to your lender’s requirements.
If funds are coming from investment accounts, retirement accounts, trusts, or other assets, those transfers should already be in the escrow account as well.
This is also a good time to verify exactly how funds will be delivered to the title company.
Your title company will provide instructions specific to your transaction. Make sure you understand those instructions before closing day arrives.
If you are wiring funds, pay close attention to wire cutoff times. Most banks stop processing outgoing wires at a certain time each day.
In many cases, that cutoff occurs several hours before the bank actually closes. Missing a wire cutoff can sometimes delay funding until the next business day.
But it can affect possession of the property, moving schedules, utility transfers, contractor appointments, and many other plans that depend on closing occurring on time.
Some title companies allow only wire transfers and no ACH transfers. That may not sound like a big deal.
But check with your bank whether pure wire transfers are possible, as some banks only perform ACH transfers.
Having a cashier check is sometimes a less convenient but faster way of delivering the money to the title company.
This is also a good time to verify your signing appointment.
Make sure you know where you’re going. Make sure you know when you’re going. Make sure you know what identification you’ll need to bring. And make sure everyone who needs to sign understands the schedule.
Around this same time, we’ll usually complete the final walkthrough.
Think of the final walkthrough as your last verification before ownership changes hands. The purpose is not to perform another inspection.
The purpose is to confirm that the property remains in substantially the same condition, that agreed repairs have been completed, and that any items expected to remain with the property are still present.
If something appears different than expected, notify your agent immediately. Most issues are easier to address before closing than after closing.
Then comes closing day.
For many buyers, closing day feels like the finish line. In reality, it is the beginning of the final step.
When you arrive for signing, you’ll review and sign the documents necessary to complete the transaction.
Some buyers prefer to move quickly through the paperwork. Others prefer to read every page.
Nobody expects you to understand every title document, loan document, affidavit, disclosure, and acknowledgment without assistance. That’s why the lender and title company are there.
The goal is to get most of those questions answered the day BEFORE the signing, as you often only have 30-40 minutes to complete the whole signing process.
One of the most important things to remember on closing day is that signing does not automatically mean you own the property.
This is one of the most common misunderstandings in real estate. After signing, the lender must release the funds.
Only after those steps are complete does ownership officially transfer. Sometimes this happens very quickly. Sometimes it takes several hours.
Occasionally it may not happen until the next business day because of bank cutoff times, weekends, holidays, or other delays.
This is why we encourage buyers not to schedule movers, contractors, utility disconnects, or other critical activities based solely on the signing appointment.
Possession should be planned around funding and recording whenever possible.
Once the transaction has funded, the title company can authorize possession according to the contract.
If there is no leaseback agreement, this is usually when keys are released and you officially become the owner.
If there is a leaseback agreement, the seller may remain in possession for a period of time after closing, and keys will be delivered according to that agreement.
The important thing to remember is that there are actually three separate milestones: signing, funding, and possession.
Sometimes they happen very close together. Sometimes they happen hours apart.
Understanding the difference can help prevent a lot of confusion and frustration on closing day.
Until funding and recording have occurred, ownership has not officially transferred.
For that reason, we strongly recommend that buyers do not begin moving into the property immediately after signing.
Do not unload furniture into the driveway. Do not start filling the garage with boxes. Do not move any belongings onto the property.
Wait for confirmation that funding and recording have been completed and that possession has officially been released according to the contract.
A good use of this waiting period is preparing utilities. As soon as signing is complete, contact the utility providers that will be serving your new home.
Confirm exactly what documentation they require to activate service. Some utility companies can activate service over the phone. Others may require additional documentation.
In some areas, the water utility provider may ask you to bring proof of ownership or closing documents to their office before service can be transferred into your name.
Hopefully these requirements were researched during the previous weeks, but now is the time to confirm that everything is ready.
Once funding is complete, and possession has officially transferred, that’s when the moving trucks, furniture, boxes, and celebrations should begin.
And once possession is transferred and the keys are in your hand, the transaction is complete.
You’re no longer preparing to buy a home.
You’re a homeowner.
- Contract to Close: From Start of Underwriting to Closing
- The First Step in Rent-to-Own (That Most Buyers Avoid)
- How the Right Agent Can Turn Foggy Windows Into $70,000+ in Buyer Value
- I Have No Credit—Can I Still Do Rent-to-Own?
- Top Home Buyer Mistakes (2026 – North Texas Edition)
