Your offer on a Denville home just got accepted. Now the clock starts ticking on New Jersey’s attorney review, and those first few days can shape your entire deal. You want to protect your interests, avoid delays, and keep your move on track.
In this guide, you will learn what attorney review is, how the three-business-day clock works, what you can negotiate, and the typical Denville timeline from review to closing. You will also see how your agent and attorney work together to keep everything moving. Let’s dive in.
NJ attorney review basics
Attorney review is a short period built into most New Jersey real estate contracts. During this time, either side’s attorney can cancel the contract by delivering written notice. They can also propose changes to the contract so it better protects you.
The standard window is three business days from the moment a party receives the fully signed contract. If no cancellation is delivered within that window, and any edits are agreed to, the contract becomes binding as written or as modified.
This period gives attorneys a chance to confirm key terms, check legal language, and set clear next steps for inspections, financing, title, and closing.
When the clock starts
The three-business-day clock starts when the fully executed contract is delivered to the parties. Business days do not include weekends or legal holidays.
Your agent will send the signed contract to both attorneys and confirm receipt. The timing is precise, so it is important to track the start and end dates and respond quickly to any attorney requests.
If an attorney cancels within the window, the deal ends and the parties return to their pre-contract positions, subject to the terms of the contract and standard trust account practices for deposits.
Denville buyer timeline
Here is what usually happens from acceptance to closing in Denville:
- Day 0: Offer accepted, all parties sign, and copies go to both attorneys and agents. The review clock starts upon delivery. Buyers typically submit an initial good-faith deposit, often 1 to 3 percent, held in the listing broker’s trust account unless otherwise agreed.
- Days 0 to 3 business days: Attorney review. Attorneys may propose changes or cancel by written notice. If the contract survives, it becomes binding.
- Inspection period: Often begins after attorney review ends. Many buyers target scheduling within 2 to 4 days and completing inspections within 7 to 10 days, depending on the contingency language.
- Mortgage and appraisal: Submit your full loan application as soon as the contract is binding. Many lenders take 30 to 45 days from application to commitment. Appraisals are usually scheduled early in that process and can take 1 to 3 weeks based on availability.
- Title work: The title company searches for liens, judgments, and other encumbrances. Basic title work often takes 1 to 2 weeks, sometimes longer if there are complexities.
- Closing: Many New Jersey closings occur 30 to 60 days after the contract becomes binding. Timelines vary based on lender speed, municipal requirements, and any repairs or other contingencies.
What you can negotiate
During attorney review, you can refine legal terms and clarify practical details so there are fewer surprises later. Common items include:
- Contract clarifications: Liability language, escrow instructions, allocation of closing costs, and the exact legal description. You can also confirm what personal property stays or goes.
- Contingencies and deadlines: Inspection, radon, termite, lead paint, and testing windows. Financing terms, mortgage commitment dates, and an appraisal contingency in case value comes in low.
- Repairs and credits: Based on inspection results, you can request seller repairs, credits at closing, or price adjustments. Attorneys will put clear deadlines and descriptions in writing.
- Deposits and remedies: How the deposit is held, when it could be forfeited, and what happens if one party defaults.
- Closing mechanics and dates: Target closing date, backup windows, tax and utility prorations, and who pays for municipal certificates or payoff statements.
- Title and association items: Clearing title exceptions and, if a condo or townhome, reviewing association rules, fees, and any pending assessments. You can set deadlines for documents or certificates.
- Local or property specifics: Septic or well testing, flood zone disclosures, permits for accessory structures, or any required municipal certificates. Your attorney can add language to cover these items.
How your team works
Your agent and attorney partner closely to protect your interests and keep the deal on track.
- Right after acceptance: Your agent delivers the executed contract to both attorneys and confirms the review timeline. They also help you submit the deposit as instructed.
- During review: Your agent monitors communication so you can respond quickly to proposed changes. They explain the impact of canceling or accepting edits.
- After review: Your agent coordinates inspections, shares reports with your attorney, and helps negotiate practical solutions on repairs or credits. They keep the lender, title company, and both attorneys aligned on dates for appraisal, mortgage commitment, title clearance, and closing.
- Throughout: Your agent tracks key milestones in one shared timeline and asks for written confirmations on important items, such as who pays for a specific municipal certificate.
Buyer checklist
Use this quick checklist to stay ahead of deadlines:
Before you offer
- Get a lender pre-approval and choose an attorney experienced in Morris County and Denville processes.
- Decide which contingencies and timelines are essential for you, including inspection and mortgage dates.
Right after acceptance
- Send the fully signed contract to your attorney and confirm when the three-business-day review starts.
- Submit your deposit and confirm where it will be held.
During attorney review
- Stay available for questions. Review any proposed amendments quickly with your attorney and agent.
After review
- Schedule inspections immediately and deliver reports to your attorney so negotiation can start if needed.
- Provide lender documents promptly and be ready for appraisal scheduling and property access.
- Watch title progress and respond fast to any information requests.
Final steps before closing
- Confirm the closing date, plan your final walkthrough, and coordinate funds and documents with the title company per instructions.
Denville local factors
Local practice can affect timing. In a competitive market, buyers sometimes agree to shorter timelines to strengthen an offer. In other cases, sellers need more time, which can extend closing dates.
Municipal items can also matter. Certificates or local approvals, if required for a specific property or improvement, can add time. Working with a Denville-savvy attorney helps you anticipate these steps.
Pitfalls to avoid
- Missing the review deadline: If attorneys do not cancel in time and no changes are signed, the contract usually becomes binding as written.
- Slow inspection scheduling: Delayed inspections compress your negotiation window and can push back other milestones.
- Vague language: Ask for clear deadlines and written responsibility for any costs, repairs, or certificates.
- Deposit confusion: Confirm where your deposit is held and the conditions for release.
- Skimming association documents: If buying a condo or townhome, read rules and fees early to avoid surprises.
Closing expectations
Most Denville buyers close within 30 to 60 days after the contract becomes binding. Your exact timing depends on lender speed, appraisal scheduling, title complexity, and any repairs or municipal items.
Plan for a focused first two weeks to complete inspections, provide lender documents, and clear title questions. Strong coordination early usually leads to a smoother closing.
Ready to move forward?
Attorney review is short but important. When you have the right team, you gain clarity, protect your interests, and keep your purchase timeline steady. If you are buying in Denville or nearby Morris County communities, connect with a local advisor who will coordinate details, communicate clearly, and keep you on schedule from offer to keys.
Have questions about a specific property or timeline? Reach out to Anne Henderson for local guidance tailored to your goals.
FAQs
Who starts the attorney review clock in New Jersey?
- The clock starts when the fully executed contract is delivered to the parties, and it runs for three business days, not including weekends or legal holidays.
Can attorney review be waived or shortened in Denville?
- Yes, parties can agree to shorten or even waive attorney review, but doing so reduces attorney protections and is typically used only in highly competitive offers.
If my attorney cancels during review, do I get my deposit back?
- In most cases, cancellation during attorney review returns both parties to their pre-contract positions and triggers deposit return, subject to the contract and trust account procedures.
What happens if an attorney misses the cancellation deadline?
- If no timely cancellation is delivered and no signed amendment is in place, the contract generally becomes binding as written, and late objections typically are not effective without agreement.
How soon should I schedule inspections after review in Denville?
- Schedule as soon as the inspection window opens, often within 2 to 4 days, and aim to complete inspections within 7 to 10 days so there is time to review and negotiate.
How long does closing usually take for Denville homes?
- Many New Jersey closings occur 30 to 60 days after the contract becomes binding, with timing driven by lender processing, appraisal, title work, and any municipal or repair items.
