Your offer was just accepted in Westfield. Now the next three business days can shape your entire purchase. It is a short window filled with decisions, coordination, and paperwork. When you know what to expect, you can move with confidence and keep your closing on track. Let’s dive in.
What attorney review means in NJ
Attorney review is a standard New Jersey process that gives each side a brief chance to approve, amend, or cancel the signed contract. The period is typically three business days and starts when you and the seller receive the fully executed agreement. During this time either attorney can disapprove the contract, propose changes, or let it stand. If no one acts within the three business days, the contract becomes binding as written.
Your attorney may send a letter with proposed revisions or return the agreement with edits. Those changes are not effective unless the other side agrees in writing. The clock is tied to delivery, so email timestamps and receipt confirmations matter.
Where your deposit goes
In many New Jersey transactions the initial deposit is delivered to the listing broker to hold in an escrow account. In some cases a title company or the seller’s attorney holds it instead. Your agent and attorney will confirm who holds it and how it will be released if the contract is canceled during review. Make sure you get a written receipt for your records.
Timeline from offer to closing
- Day 0: Offer accepted and contract fully signed. Your agent sends the executed agreement to both attorneys and you prepare the deposit.
- Days 1 to 3: Attorney review runs. Attorneys approve, propose changes, or cancel. If no action is taken, the agreement becomes binding at the end of the third business day.
- After review: Inspections, title work, appraisal, and mortgage processing move forward under the timelines in your contract.
Common windows after attorney review include inspection periods of roughly 7 to 14 calendar days and mortgage commitment targets of about 30 to 45 days. Closing dates are mutually agreed and often fall 30 to 60 days after acceptance, depending on your lender, title work, and logistics.
Should you schedule inspections early
Many Westfield buyers schedule the general home inspection, radon test, and termite inspection as soon as an offer is accepted. This saves time once the contract becomes binding. Before you do, ask your attorney if they prefer you wait until attorney review concludes. If you inspect during review and the deal is canceled, you are still responsible for those inspection fees.
What gets negotiated during review
- Repairs or credits based on inspection results
- Closing date and occupancy timing
- “As is” language and how it interacts with seller disclosures
- What items are included or excluded, such as appliances or fixtures
- Length of contingencies and the exact deadlines
- Title and deed details, plus any known liens
Your attorney will focus on legal language and risk. Your agent will help you prioritize practical items like timing, access for inspectors, and clarity on what stays with the home.
Westfield inspection focus
Westfield has many older homes, including early to mid 20th century properties. Ask your inspector to assess roof age, HVAC performance, plumbing, electrical capacity, and any older wiring. Look closely at basements and moisture management, including sump pumps and grading. Federal law requires lead disclosures for homes built before 1978, and many buyers request radon testing, especially in homes with basements. Tree roots, drainage around foundations, and permits for additions or decks are also common review items.
How your agent and attorney work together
- Your agent delivers the signed contract to both attorneys and confirms receipt so the three business day clock is clear.
- Your agent coordinates access for inspectors and helps you secure Westfield experienced vendors.
- Your agent shares seller disclosures, prior surveys if available, and key documents with your attorney and lender.
- Your attorney drafts or reviews proposed changes, addresses title and deed language, and guides you on legal risk.
- Together, they track deadlines so you do not miss inspection objections, mortgage dates, or the closing timeframe.
Buyer checklist for the first 72 hours
- Send the fully executed contract to your attorney and confirm the delivery timestamp.
- Deliver the deposit exactly as the contract states and secure a written receipt.
- Share seller disclosures and any addenda with your attorney.
- Schedule the general home inspection, radon, and termite inspections, or decide to wait until review ends based on counsel.
- Confirm your lender has the contract, start underwriting, and decide on any rate lock.
- Ask your attorney when to expect proposed revisions and what contingencies they plan to preserve.
- Request that title work be opened and provide any prior survey if available.
Local notes for Westfield buyers
Older homes sometimes include additions or improvements done over many years. Ask your attorney to confirm permits and request seller representations as needed. Most properties in town use public sewer, which streamlines certain approvals, but confirm any municipal certificates required for your specific property. If your purchase involves a condo or homeowners association, request the resale package promptly so you can review bylaws, fees, and timelines.
Final tips to keep your purchase on track
Treat attorney review like a sprint. Send the signed contract to your attorney immediately, line up inspections, and keep your lender, agent, and attorney in sync. Clarify your top priorities before negotiations begin so your attorney can move quickly. The goal is a clear, binding agreement and a smooth path to closing.
Ready for guidance tailored to your timeline and the Westfield market? Start the conversation with Kristen Lichtenthal.
FAQs
When does New Jersey’s attorney review clock start for a Westfield home purchase
- It starts when both sides receive the fully executed contract, so confirm the exact delivery timestamp with your attorney.
Can my attorney cancel the contract during New Jersey’s attorney review
- Yes, either side’s attorney can cancel within the three business day period; after it ends without objection, the contract becomes binding.
Should I schedule inspections during attorney review for a Westfield property
- Many buyers do to save time, but ask your attorney about timing and the risk of paying for inspections if the contract is later canceled.
Who typically holds the earnest money deposit in a Westfield transaction
- The listing broker often holds it in escrow, though sometimes a title company or the seller’s attorney does; confirm in writing who holds the funds.
What happens if the seller’s attorney rejects my proposed changes during review
- The attorneys negotiate; if there is no agreement and an attorney declines the contract within the review period, the deal can be canceled per the contract.
What Westfield specific items should I flag early for my attorney
- Ask about permits for additions or decks, any local certificates tied to closing, and timing for HOA or condo documents if the property is governed by an association.
