Offer-to-closing timeline

The first task is to confirm the contract calendar. Earnest money may be due quickly, and inspection or attorney-review deadlines can start right away. Ask your agent or attorney for a written list of dates, including what happens if a deadline falls on a weekend or holiday.

Send the contract to your lender promptly. The lender needs the property address, purchase price, closing date, seller credits, HOA dues if any, taxes, and contract terms to convert preapproval into a transaction-specific loan file.

Inspection usually happens early because buyers need time to review findings and decide next steps before the contingency expires. Depending on the property, specialized inspections may need to be scheduled quickly as well.

At the same time, your lender may request updated documents, collect intent-to-proceed, discuss rate lock, order appraisal, and confirm insurance requirements. Respond quickly, but do not send sensitive documents unless you are using a verified lender portal or approved method.

If the inspection finds issues, repair or credit negotiations may happen while the appraisal and title work continue. The appraisal helps the lender evaluate collateral. Title work looks for ownership, liens, taxes, easements, judgments, or other matters that may need resolution before closing.

Insurance can also affect timing. Certain homes, locations, roofs, claims history, flood zones, or hazard risks may require extra underwriting by the insurance company. Your lender will typically need proof of acceptable coverage before final approval.

Underwriting may issue conditional approval, meaning the lender still needs items before final approval. Conditions can involve updated pay stubs, bank statements, gift documentation, letters of explanation, appraisal items, insurance, title, or other details.

Avoid major financial changes during this period. New credit, large purchases, job changes, unexplained deposits, missed payments, or moving money between accounts without records can create new questions. If something changes, tell your lender before closing week.

Near closing, you should receive final figures and instructions. Review the closing disclosure and settlement statement. Ask about fees, credits, prorations, escrow deposits, and cash-to-close changes you do not understand.

Schedule the final walkthrough close to closing, if your contract provides one. Verify the home's condition, agreed repairs, included items, and that no unexpected damage occurred. Before wiring money, confirm instructions by trusted phone call using a known number, not just an email thread.