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Attorney Review in New York
New York is one of the few states where attorneys are directly involved in residential real estate transactions. After the buyer and seller sign the contract, both sides have a three-day attorney review period. During this window, attorneys can propose modifications to the contract terms, including inspection contingencies, mortgage contingency deadlines, and closing date. This is a negotiation phase, not a formality — the terms that emerge from attorney review shape the rest of the transaction.
Title Search and Insurance
The title company searches public records to confirm that the seller has clear ownership and that no liens, judgments, or encumbrances exist that would prevent transfer. Title insurance protects the buyer (and their lender) against any defects in title that were not discovered during the search. In New York, the buyer typically pays for lender's title insurance, and owner's title insurance is optional but strongly recommended. Title issues — old mortgages not properly discharged, estate complications, boundary disputes — are more common than buyers expect.
What Happens on Closing Day
Closing day in New York involves signing a stack of documents at the title company or attorney's office. The buyer brings a certified or cashier's check for the balance of closing costs (the lender wires the mortgage funds separately). The seller signs the deed transfer. Both sides sign the closing statement documenting all financial line items. Keys are handed over once the deed is recorded with the county clerk. The final walkthrough, typically done the morning of closing, confirms the property is in the agreed-upon condition.
Common questions
What people ask about closing
Real questions from buyers, sellers, and homeowners in the Hudson Valley — answered clearly so you can move forward with confidence.
What happens at a real estate closing in New York?
At closing, both parties' attorneys review and execute documents, the buyer signs mortgage paperwork, funds are transferred, and the deed is recorded. In New York, closings typically happen at the seller's attorney's office or a title company.
What is a title search and why is it required?
A title search examines public records to confirm the seller has legal ownership and to identify any liens, encumbrances, or claims against the property. Title insurance protects you against defects that the search may have missed.
What can delay a closing?
Common delays include mortgage underwriting issues, low appraisals, title problems, unresolved inspection repairs, missing documents, and chain-of-title complications. Staying responsive to requests from your attorney and lender helps keep things on track.
What is the attorney review period in New York?
New York contracts typically include a three-business-day attorney review period after the contract is signed. During this time, either party's attorney can request modifications, negotiate terms, or cancel the contract without penalty.
When do I get the keys to my new home?
Keys are typically handed over at closing once all documents are signed, funds are transferred, and the deed is recorded. In some cases, the seller may negotiate a post-closing occupancy period, so confirm the key handoff date in your contract.
What is the final walkthrough?
The final walkthrough happens 24–48 hours before closing. It is your chance to verify the property is in the agreed-upon condition, negotiated repairs are complete, and all included fixtures and appliances are present. Bring your contract and inspection list.
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