Offer accepted on a Glen Rock home and now you hear “we’re in attorney review”? You are not alone if that phrase makes the next few days feel urgent. New Jersey’s process moves fast, and small missteps can cause big delays. In this guide, you’ll learn exactly how attorney review works in Glen Rock, what to do on each day, what attorneys can change, common mistakes, and local tips to keep your deal on track. Let’s dive in.
Attorney review basics
Attorney review in New Jersey is a short period when either party’s attorney can cancel the contract or propose changes after both sides sign. It exists to protect you and give your lawyer time to confirm the language, add needed contingencies, and clear early issues.
Most Glen Rock residential contracts use a three-business-day review window that starts when both sides sign. Business days are counted by the form and custom used, so your attorney will confirm exact timing for your deal.
The contract becomes fully binding after both attorneys approve it, the review period expires with no objections, or the parties sign off on attorney-proposed changes. If an attorney disapproves within the window, the contract is rescinded and the deposit is returned per the contract.
Deposits are typically placed in a broker or attorney trust account on signing. If the contract is canceled during review, funds are usually returned to the buyer according to the contract instructions.
Timeline: first days in Glen Rock
Day 0: Offer accepted and signed
- Buyer sends the initial deposit per the purchase agreement to the escrow holder named in the contract.
- Agents send the full contract package to both attorneys and, if applicable, to the buyer’s lender.
- Buyer contacts their real estate attorney and lender and shares the full contract and escrow details.
- Seller delivers required disclosure documents to the buyer and their counsel.
- Both sides start scheduling inspections immediately. Inspectors book up quickly in Bergen County.
Days 0-3: The review window
- Attorneys review terms, contingencies, title exceptions, tax items, and any municipal requirements.
- They may accept the contract as written, propose amendments, or cancel within the review period.
- Buyers often order inspections right away. Typical checks include general home inspection, radon, septic if relevant, and chimney/fireplace.
- Lenders start underwriting. Appraisals may be scheduled once the contract is final or, in some cases, during review.
- Title companies can start a preliminary search if they receive the contract.
- Practical tip: try to schedule inspections on Day 1 or 2 so findings can inform any attorney amendments.
End of review: What triggers a binding contract
- If neither attorney objects by the cutoff or both approve in writing, the contract becomes binding.
- If an amendment is proposed, the contract becomes binding only after all parties accept and sign the changes.
- If an attorney disapproves within the window, the deal is void and the deposit is returned unless the parties agree otherwise in writing.
After review: What happens next
- Inspection negotiations wrap up based on your agreed timeline. You may request repairs or a credit, or accept the property as-is.
- Title work moves from preliminary to a full commitment. Any curative items are identified.
- The lender advances toward final underwriting and orders the appraisal if not already scheduled.
- Everyone works to meet closing conditions, including seller lien payoffs and municipal certificates when required.
- Many Bergen County closings target 30–60 days from contract binding. Timing can vary with lender, title, and seller needs.
Key terms to watch
Inspection items and credits
Older homes in Glen Rock often reveal inspection issues like roof age, HVAC performance, basements and water intrusion, electrical capacity, radon mitigation needs, and chimney conditions. Attorneys commonly negotiate who pays for repairs or whether the seller will provide a credit. If inspections occur during review, findings can be folded into attorney amendments.
Financing and appraisal contingencies
Your contract may include lender and appraisal protections with specific deadlines. Attorneys often refine these timelines so buyers can deliver a loan commitment on schedule. If the appraisal comes in low, your contract language will guide next steps.
Title and survey review
Attorneys examine title exceptions, easements, and any municipal assessments. In Bergen County, common issues include sidewalk or work bills, property encroachments, and tax proration questions. If a survey is needed, your attorney will define who orders it and how exceptions are handled.
Closing date and occupancy
Attorneys negotiate the closing date, key exchange timing, and deed language. If anyone needs occupancy before or after closing, short agreements may be put in place. Be clear about move-in and move-out times to avoid last-minute friction.
Deposit and escrow terms
Review who holds the deposit and the precise release conditions if the buyer defaults after attorney review. Keep proof of your transfer and follow the contract’s escrow instructions exactly.
Mistakes to avoid
- Waiting to contact your team: Send the signed contract to your attorney and lender within 24 hours. Confirm deposit delivery and receipt in writing.
- Delaying inspections: Book inspections as soon as you sign so results can inform attorney amendments within the review window.
- Missing deadlines: Attorney review is measured in business days. Your attorney and agent should calendar the cutoff and confirm any approvals or cancellations in writing.
- Relying on verbal promises: If it matters, put it in the contract or an attorney-signed amendment. Verbal side deals invite disputes.
- Ignoring contingency dates: Know the timelines for financing, appraisal, and municipal certificates. Ask for a written schedule of critical dates.
- Mishandling the deposit: Follow escrow instructions, avoid ad hoc changes, and keep proof of transfer.
- Letting title or municipal issues surface late: Early title and municipal checks help you solve problems sooner and avoid closing delays.
Local Glen Rock factors
- Older housing stock: Many Glen Rock homes are not new. Inspections often flag roofs, basements, HVAC, electrical, radon, and chimneys. Expect focused negotiations on these items.
- Municipal certificates: Some Bergen County municipalities require items like smoke and CO compliance prior to closing. Attorneys verify local requirements early so there is time to comply.
- Taxes and assessments: Property tax proration and any special assessments should be checked during review. This ensures accurate closing figures and fewer surprises.
- Title and recording norms: Local title teams are familiar with Bergen County recording and taxes. Unusual encumbrances or old mortgages can extend timelines if they need curative work.
- Competitive market behavior: In a seller’s market, parties sometimes push shorter timelines or limit contingencies. Attorneys will watch for language that reduces standard protections. Be cautious about waiving protections without counsel.
- Standard forms: Local brokers and attorneys often use NJAR or NJMLS forms. Expect local differences around inspection speed, escrow handling, and minor closing cost allocation.
Sample scenarios
- Smooth sign-off: Contract signed on Day 0. Attorneys approve by Day 2. The contract becomes binding. Inspections the next week lead to minimal requests. Title clears and you close 30–45 days after binding.
- Inspection triggers credit: Inspection on Day 1 finds roof issues. Buyer’s attorney proposes a credit on Day 2. Seller agrees by Day 3. The amended contract is signed and you proceed toward a smooth closing.
- Cancellation during review: A title lien surfaces. Buyer’s attorney disapproves within the window. The contract is void and the deposit is returned. The buyer moves on without penalty.
- Multiple offers pressure: The seller prefers speed. Parties consider shortened contingencies, but attorneys insist on a standard review window to protect both sides. Rushing sign-off without counsel risks weak protections.
Quick checklists
Buyers: your first 3 days
- Deliver the contract to your attorney and lender within 24 hours.
- Send the deposit per the contract and keep proof of transfer.
- Schedule inspections within 48 hours and share reports promptly with your attorney.
- Confirm financing milestones, appraisal timing, and documentation needs.
- Get every negotiated change into a written, attorney-signed amendment.
Sellers: your first 3 days
- Provide disclosures and any requested documents to the buyer and your attorney.
- Confirm who holds the deposit and that it has been received.
- Respond quickly to attorney questions about title, liens, or HOA/condo details.
- Avoid informal promises. Sign any accepted amendments in writing.
Ready to move forward?
You can make attorney review a sprint instead of a scramble. With a clear plan for Day 0 through Day 3, quick scheduling, and tight communication between attorneys, lender, and title, you set up a smoother closing from Glen Rock to the finish line.
If you want a data-informed, disciplined approach to your next move in Bergen County, connect with The Parlay Group. Our team combines local knowledge with strong negotiation to keep your transaction moving.
FAQs
How long is attorney review in Glen Rock, NJ?
- In most residential transactions, the review period is commonly three business days starting when both parties sign, and the contract becomes binding after approvals, expiry with no objections, or acceptance of attorney amendments.
Can either side cancel during New Jersey attorney review?
- Yes, either party’s attorney can disapprove in writing within the review window, which rescinds the contract and returns the deposit per the contract instructions unless otherwise agreed in writing.
When is my deposit at risk in a Glen Rock purchase?
- During the review window, a proper disapproval typically returns the deposit; after review, deposit remedies are controlled by the contract, so your attorney will confirm the release conditions and any default language.
Should I schedule inspections during the review period?
- Yes, booking inspections on Day 1 or 2 helps you use findings to inform attorney amendments, repair requests, or credits before the contract becomes fully binding.
How long from binding contract to closing in Bergen County?
- Many transactions target a 30–60 day window from binding contract to closing, but lender timelines, title curatives, and seller logistics can make it shorter or longer.
