What happens after your offer is accepted on a home in the Charleston area?
Once your offer is accepted, the real journey to homeownership begins. From inspections to attorney closings, here’s a step-by-step look at what to expect during the Charleston area home buying process.
Contract Ratification and the Earnest Money Deposit
First, your contract is officially "ratified" when all parties have signed and agreed to the terms. In South Carolina, this is a key legal milestone. Once ratified, you'll need to submit your earnest money deposit—a sign of your good faith and serious intent to buy.
In the Charleston area, earnest money is typically due within 48 hours and is held in a secure escrow account. Most buyers pay via wire transfer, personal check, or certified funds. This deposit is later applied to your closing costs or down payment.
We'll send your ratified contract to your attorney and lender (if you are taking out a mortgage) so they can open their files right away. You, your attorney & lender and our team will all be in constant communication through closing to make sure the process runs smoothly and there are no last minute surprises.
We'll also send you an email with a summary of the important dates and next steps to help keep you on track.
Working with Your Lender
Throughout the buying process, it is important to keep in contact with your lender so that your loan stays on schedule to meet the closing date in the contract. Your lender will request documents and information from you as part of the approval process and also order an appraisal to confirm the home's value aligns with your contract price.
If the appraisal comes in lower than expected, you may need to renegotiate the price or adjust your financing. In Charleston, appraiser availability can be limited during peak seasons, so stay in close contact with your lender. We'll do so as well.
Title Search and Your Attorney's Role
In South Carolina, a licensed closing attorney manages the legal side of your purchase. They'll conduct a title search, check for liens or unpaid taxes, and prepare closing documents.
Your attorney will also coordinate with your lender and agent to ensure everything is aligned for a successful closing.
Due Diligence & Scheduling Your Inspections
South Carolina contracts offer a "Due Diligence" period, which gives you time to inspect the property and request any repairs.
Due diligence periods are often under two weeks from the contract ratification date, so it is important to move quickly to schedule any inspections you'd like to have on the home. We can provide you with a list of inspectors you can choose from and help you get these inspections scheduled.
Once inspections are complete, you'll receive detailed reports. We will go over these reports with you to help you discern what is normal wear & tear vs. a larger issue that needs to be addressed. You'll then decide whether to accept the home as-is, request repairs, or negotiate a credit.
Working Through Repair Requests or Negotiations
Repair negotiations are common and often focus on major systems like HVAC, roofs, structural, plumbing and electrical. In the Charleston area, roof age & condition, plumbing and electrical issues are frequently discussed during repair negotiations.
Keep in mind: it's best to approach these talks with a cooperative mindset. A win-win negotiation sets the tone for a smoother closing.
Wood Infestation Inspection
A CL100 is a specialized inspection that checks for termites, fungi, and other wood-destroying organisms. The CL100 inspection is a separate contingency in the contract with it's own terms and timeline. VA loans require this inspection, while conventional loans do not.
We always recommend making this a contingency in the contract due to our area's high moisture levels and abundance of termites; their damage can be extensive, costing tens to hundreds of thousands of dollars to repair in worst case scenarios. We'll share a list of companies for you to choose from and help you schedule the inspection. (Learn more about this inspection, why it is important, and what happens when the inspection finds areas of concern here.)
Preparing for Closing Day
As you approach your closing date, you’ll receive a Closing Disclosure from your lender detailing your final costs. Your attorney will share wiring instructions with you - be prepared to wire your remaining funds once you've confirmed these instructions over the phone with your attorney (to prevent wire fraud). We'll also schedule a final walk-through of the property with you to confirm the property's condition.
In Charleston, closings typically occur at the attorney's office. During hurricane season, be aware that named storms can delay your closing, especially if insurance carriers place temporary restrictions on issuing new policies. And speaking of insurance: Charleston area properties will require active coverage in place before closing—a must if you're using a mortgage.
Don't forget to set up utilities, confirm your homeowners insurance, and gather all necessary IDs and documents (we'll send you an email reminder about this!).
Closing Day
On closing day, you’ll meet at the attorney’s office with your agent to sign the final documents. Once the deed is recorded, you’ll officially receive the keys to your new home!
After Closing – Welcome Home!
After closing, take care of tasks like filing your homestead exemption, updating your address, and registering any home warranties.
As your local real estate team, Lauren Zurilla & Associates is here to support you long after the sale. Whether you need a contractor referral or homeowner advice, we’re just a call or message away.
Ready to Take the Next Step?
Buying a home is a big decision—but you don’t have to navigate it alone. If you're thinking about buying in the Charleston area, we invite you to:
Contact Lauren Zurilla & Associates for personalized guidance
Let’s make your Charleston area move smooth, confident, and rewarding.
Warmly.
Lauren, Tina and Gigi | Lauren Zurilla & Associates
Check out this article next
