Your Offer Was Accepted. Here's What Happens Between Now and Closing Day in the Lowcountry

Once your offer on a Charleston-area home is accepted and the contract is ratified, the signed contract sets every deadline that follows. Due diligence, appraisal, title work, and financing run side by side, followed by a final walkthrough, closing day with your closing attorney, and possession on the terms you agreed to.

What happens after an offer on a Charleston home is accepted?

When your offer on a Charleston-area home is accepted and the contract is fully signed by both parties (ratified), the contract starts a clock that governs everything after it: the due diligence period and inspections, appraisal, title work, financing, the final walkthrough, closing, and possession. Most financed purchases we work on close in about 30 to 45 days from ratification. Your own dates come from your signed contract, not from a general timeline, so the first thing we do together is put every one of them on the calendar.

Key Takeaways

• The ratified contract, not a verbal "you're accepted," sets the date and time every deadline counts from.
• Due diligence, appraisal, title work, and financing run at the same time, each on its own deadline. The due diligence period and your lender's timeline are separate tracks.
• Inspection results don't automatically cancel or rewrite a deal. A repair request is a negotiation, and your options depend on your contract.
• In South Carolina, your closing attorney conducts the closing and walks you through the documents.
• Possession is a contract term, not an automatic event. Any extra time needs to be negotiated and written into the contract.

What do you do in the first days after your offer is accepted?

Start with the contract. The date and time on the fully executed South Carolina contract is what counts, not the moment someone called to say "it's accepted." Once your contract is ratified, we send you an email with your important contract dates and what happens at each step, so you always know what's coming next.

If you're the buyer, these steps need to happen right away:

• Earnest money. Your contract says how much, to whom, and when. Earnest money is a separate payment from any due diligence termination fee.
• Lender and closing attorney. We send the ratified contract to your lender (if you're financing) and to your closing attorney so both can start work right away.
• We book inspections on your behalf, so the sooner you decide which inspections you want and which companies to use, the better. Any specialty inspections (HVAC, roof, plumbing) should happen at the same time as the general home inspection or very close to it. The due diligence period has to leave room for the reports to be written, for you and your agent to review them, for us to put any repair requests on a repair addendum, and for the sellers to review and respond, all before the due diligence deadline. Buyers generally pay for inspections, and most inspection companies require payment before releasing the report.
• Insurance quotes. Get homeowners and flood insurance quotes at the same time. Most Lowcountry homes are in a flood zone, and if you're financing, your lender will want proof of coverage before closing.
• CL100, if your contract includes one. The CL100 (wood-destroying organism) inspection has its own contingency and deadline, separate from due diligence.

If you're the seller, your workstream runs alongside the buyer's and generally focuses on payoff information, any documents needed to clear title, responding to repair requests and completing agreed repairs, utilities, and delivering the home as the contract requires, including being fully moved out before closing.

Whether you're buying or selling, you'll get milestone updates from us from contract to closing, and our support staff stays in touch on your agent's behalf so nothing waits on a returned phone call.

If you're a seller still weighing offers, our breakdown of how to determine the best offer when selling your Charleston area home covers what to compare before you ever reach ratification. Buyers can also read what to budget for when you go under contract to prepare for the weeks ahead.

How do due diligence, appraisal, title work, and financing fit between ratification and closing?

They run at the same time, not one after another, and each has its own deadline in your contract. Here's the overview before the detail:

What happens during the due diligence period and home inspection?

In South Carolina, inspection(s) happens during the due diligence period set in your contract. The inspection(s) are a fact-finding step, and the results don't automatically cancel or rewrite the deal. After reading the report(s), a buyer may move forward as-is, ask for repairs through a repair addendum, negotiate a credit or a price change, or decide not to move forward before the due diligence period ends. If the contract includes a due diligence termination fee, that fee applies only if the buyer terminates during the due diligence period.

This is where buyers most often get tripped up. A repair request is a negotiation, not an entitlement, and the seller is free to say no. For sellers, work agreed to in the repair addendum needs to be completed as written, and you'll need to provide paid invoices. Unless both parties agree otherwise, that work should be done by a licensed tradesperson. Having the agreement in writing also gives everyone a clear checklist for the final walkthrough.

Who orders the appraisal, and what if it comes in low?

For a financed purchase, the lender typically orders the appraisal after receiving the ratified contract and the loan application. If the value comes in below the purchase price, the options can include renegotiating the price, the buyer bringing additional cash, asking the lender for a reconsideration of value, changing the loan structure, or relying on an appraisal contingency if your contract has one. Your contract controls which of those you actually have.

Our step-by-step on how the home appraisal process works in the Charleston area goes deeper on what appraisers look at and how to prepare. Keep in mind that an appraisal values one home on one date, so area-wide price trends only tell you so much about a specific property.

How does title work get handled in South Carolina?

Title work runs through your closing attorney's office, which coordinates the legal side of the closing: searching title, reviewing the conveyance documents, addressing title matters, and preparing the transaction for signing and recording. If a problem turns up, such as a lien, a payoff that needs sorting out, or estate or probate paperwork, it may require corrective documents and can add time. How much time depends entirely on the issue, which is why we want the closing attorney engaged the week the contract is ratified.

What should buyers expect from the lender during financing?

Expect document requests, a possible list of conditions, and a final approval before closing. Your lender works on its own track, separate from your due diligence period, and the financing deadline in your contract doesn't pause when paperwork is slow. Respond to every request the same day if you can, and ask your lender to flag anything that could affect your financing deadline.

If you're financing, federal rules require that you receive your Closing Disclosure at least three business days before closing. Read it carefully and compare it with your Loan Estimate. Confirm with the closing attorney's office how much to bring and in what form. Before sending any wire, call the attorney's office at a phone number you already know to verify the instructions, and never rely on wiring details sent only by email.

New to the vocabulary? Home buying terms explained for Charleston area buyers is a good companion read.

What happens at the final walkthrough?

The final walkthrough happens just before closing, and your agent does it with you. It's a condition check, not a second inspection. You're confirming that agreed repairs were completed, that items included in the sale (like appliances or fixtures) are still there, that the home is in the condition the contract requires, and that nothing significant has changed since the inspection, such as a new leak.

If something is wrong, what you can ask for depends on the contract and any repair addendum. Raise it with your agent and the closing attorney right away, not at the signing table.

What to expect on closing day

In South Carolina, your closing attorney conducts the closing. That means more than watching you sign: the attorney walks you through the documents, answers questions about them, and handles the signatures, witnesses, and notarization that make the transaction valid.

Who signs when. Buyers and sellers usually don't sign at the same time. Sellers typically sign a few days before closing, and buyers sign at a scheduled time on closing day. Bring a valid government-issued photo ID. Sellers should also confirm ahead of time what the attorney's office needs for payoffs and signatures. Your agent attends the buyer closing, and sellers are welcome to have their agent with them at their signing as well.

After signing. The attorney's office handles funding and recording. When possession transfers at closing, buyers get their keys right at the signing table once everything is signed.

When do you get possession?

Possession is a contract term, not an automatic event. In many transactions the buyer takes possession at closing, but a seller can stay longer only if the contract provides for it. If you need extra time in either direction, negotiate it before ratification and get it in writing. An informal promise of "a few extra days" is how closings turn contentious.

When do sellers need to be moved out?

Sellers need to be completely moved out of the home before closing can be completed, unless the contract gives you possession after closing. Our best-practice advice is to be fully out the night before closing day. The buyer's final walkthrough happens just before closing, and being out ahead of it means the walkthrough reflects the home as it will be delivered and keys can change hands at the signing table without a last-minute scramble.

The Bottom Line

Once an offer is accepted, the signed contract runs the show. Due diligence, appraisal, title, and financing move at the same time on separate deadlines, the walkthrough confirms the home is as agreed, and your closing attorney guides the signing. Possession happens on the terms you negotiated. Knowing your dates from day one, and acting on them early, is what keeps a contract period calm.

If you're selling and buying at the same time, our guide on how to sell your home and buy another one at the same time in Charleston, SC explains how to line up two sets of deadlines.

Frequently Asked Questions

What happens immediately after my offer is accepted on a Charleston home?

The contract is ratified and its deadlines begin. Buyers: Review every date in the signed contract, deliver earnest money on time, and decide quickly which inspections you want and which companies to use so we can get them scheduled early in the due diligence period. We send the contract to your lender and closing attorney and email you your important dates. Don't rely on verbal confirmations; the signed contract is what controls.

Can a buyer renegotiate after the home inspection in South Carolina?

A buyer can ask, but the seller isn't required to agree. During the due diligence period, a buyer can move forward as-is, request repairs through a repair addendum, negotiate a credit or price change, or decide not to proceed under the terms of the contract. Your deadlines and contract wording decide what's available, so review them with your agent before you send a request.

Who orders the appraisal, and what happens if the home appraises low?

On a financed purchase, the lender typically orders the appraisal. If it comes in below the contract price, the parties may renegotiate, the buyer may bring more cash, the lender may be asked to reconsider the value, or the loan structure may change. An appraisal contingency, if your contract has one, shapes your options.

What does the closing attorney do in a South Carolina closing?

Before closing, the closing attorney's office handles title work, reviews the conveyance documents, resolves title issues, and prepares everything for signing and recording. On closing day, the attorney conducts the closing, explains the documents, and handles the signing formalities, then manages funding and recording afterward.

When does the seller need to be moved out of the home?

Sellers need to be completely moved out before closing can be completed, unless the contract provides for possession after closing. Best practice is to be fully out the night before closing day.

Can the seller stay in the home after closing, and when do buyers get the keys?

A seller can stay only if the contract provides for it, and keys change hands according to the possession terms you agreed to. When possession transfers at closing, buyers get their keys at the signing table once everything is signed. That's a contract term, not a default. Negotiate any extra time before ratification and get it in writing.

Ready to Plan Your Contract-to-Closing Timeline?

Every contract has its own deadlines, and missing one can cost more than most people expect. When your offer on a Charleston-area home is accepted, the best next step is to map your exact dates, responsibilities, and risks before the first deadline arrives. That's how we work with every client at Lauren Zurilla & Associates.

Buying? Schedule a Charleston-area buyer consultation. Selling? Schedule a seller consultation or see what your home may be worth.

Warmly,

Lauren, Tina and Gigi | Lauren Zurilla & Associates | Your Charleston Real Estate Experts | The Boulevard Company

Equal Housing Opportunity. Real estate licensees in South Carolina are regulated by the South Carolina Real Estate Commission. This article is general information, not legal, tax, or financial advice; confirm your own deadlines and numbers with your closing attorney, lender, or tax advisor.