Buyer education - keep this one
Contract to Keys: The Timeline
Once your offer is accepted, a 30-45 day sequence begins. Here is what happens, roughly when, and what you need to do at each stage. The cleaner your file and the faster you respond, the smoother the ride.
Offer Accepted
Contract is signed. Notify us immediately; we lock your rate and issue initial disclosures within 3 business days - a federal requirement.
Earnest Money Deposit + Home Inspection
Earnest money is delivered to escrow (typically 3-5 days per contract - confirm with your agent). Schedule your inspection immediately; good inspectors book fast. Results may support a repair request or price renegotiation.
Appraisal Ordered
We order an independent appraisal (required for most programs). The appraiser visits, then delivers a written value opinion. If value comes in below purchase price, we work through the options with you and your agent.
Underwriting
Your complete file goes to underwriting - a deep review of credit, income, assets, employment, and the property. Most files receive a conditional approval with a list of required items ("conditions") to clear.
Conditions + Clear to Close
We gather and submit every item the underwriter requested - letters of explanation, updated statements, verifications, insurance binder. When all conditions are satisfied, the underwriter issues a "Clear to Close" (CTC) - the green light.
Final Walkthrough + Wire + Closing Disclosure
You receive your Closing Disclosure at least 3 business days before closing (federal law) - review every line. Do your final walkthrough. Wire closing funds to the settlement agent after confirming wire instructions by phone (fraud protection). Then: closing day.
Signatures + Recording + Keys
Sign loan documents at the settlement table (or via e-close). Lender funds the loan. Deed records with the county. You get the keys.
Your 3 jobs during underwriting
Respond fast
A 24-hour turnaround on condition requests keeps your file at the top of the queue. Delays cascade.
Touch nothing financial
No new credit, no large undocumented deposits, no job changes. Your file is a snapshot - changing it mid-process restarts parts of the review.
Schedule utilities
Set up electricity, water, gas, and internet to start on closing day - the one forward task that does not touch your credit.
Want your personalized roadmap?
Scan the code or reach out. We walk through your specific timeline, pre-approval, and what to expect every step of the way - free, no obligation.