The “escrow” period is the time between accepting an offer and handing over the keys. In Georgia, closings are conducted by a licensed real-estate attorney who acts as the neutral third party: holding funds, clearing title, preparing documents, and disbursing money at the end. Knowing the steps—and where deals can wobble—helps you protect your time and your net. Below is a simple roadmap, plus how a direct, as-is sale to Middle Georgia Cash Homes can streamline the process.
Step 1: Contract & Earnest Money
Once you sign a purchase agreement, the buyer typically deposits earnest money into the closing attorney’s trust account. This shows commitment and starts the timeline for inspections, appraisal, and financing. Keep an eye on every deadline in the contract (due diligence, appraisal, loan approval).
Step 2: Title Search & Opening the File
Your closing attorney orders a title search to confirm you can transfer clear, insurable title. Common tasks include:
- Verifying mortgage payoffs, unpaid taxes, municipal liens, or code issues
- Pulling HOA/condo estoppels (dues, violations, transfer fees) if applicable
- Confirming legal description, easements, and prior deeds
- Ordering owner’s and lender’s title insurance policies (the buyer’s lender usually requires this)
If anything unexpected appears (old liens, name errors, unreleased mortgages), the attorney will work with you to cure it before closing.
Step 3: Inspections & Seller Disclosures
Buyers typically perform a home inspection and, in Georgia, contracts often include a due diligence period. Expect requests focused on safety and systems (roof/HVAC/plumbing/electrical, moisture/termite). You can:
- Make repairs,
- Offer a credit in lieu of repairs, or
- Decline and risk termination if the contract allows.
Compliance note: “As-is” does not remove your duty to disclose known, material defects. If your home was built before 1978, provide the federal lead-based paint disclosure and EPA pamphlet.
Step 4: Appraisal & Underwriting (for financed buyers)
If the buyer uses a loan, the lender orders an appraisal to confirm the value supports the contract price. If it comes in low, your options usually are: reduce price, split the gap, the buyer brings extra cash, or the deal ends per the appraisal contingency. Meanwhile the lender completes underwriting (income/assets/credit, property review).
Step 5: Contingencies & Clear-to-Close
As contingencies are satisfied (inspection, appraisal, financing), the deal marches toward clear-to-close (CTC):
- The attorney finalizes payoff letters for your mortgage(s) and HOA
- Taxes and utilities are prorated to the day of closing
- You receive a settlement statement (ALTA) showing your exact net
- Everyone verifies wire instructions (always call your attorney—wire fraud is real)
Step 6: Signing Day
On closing day you’ll typically sign:
- The deed (usually a Limited or General Warranty Deed in Georgia)
- Owner’s affidavit and any HOA or payoff documents
- The final settlement statement
The buyer signs their loan package (if financed). You hand over keys/garage remotes per the agreement.
Step 7: Recording, Funding & Getting Paid
After signing, the attorney records the deed (and the buyer’s loan, if any), disburses funds, pays off your mortgage/HOA, and wires your net proceeds. Many Georgia closings fund the same day once recording and lender funding are complete.
How a Direct Sale to Middle Georgia Cash Homes Simplifies This
A traditional MLS sale can take weeks and hinge on inspections, appraisal, and the buyer’s loan. A direct, as-is sale to Middle Georgia Cash Homes reduces steps and risk:
- Cash, as-is purchase: No repairs, staging, or open houses
- No appraisal or lender delays: We typically don’t require bank financing
- Flexible close: You pick the date (subject to title/attorney scheduling)
- Clear numbers: We can often cover typical seller closing costs—we’ll put it in writing so you can compare your net vs. a retail listing
- Same trusted process: You still close with a Georgia closing attorney who holds funds, clears title, and disburses at the end
Seller’s Mini-Checklist
- Gather: photo ID, mortgage payoff info, HOA contacts, receipts for major work (roof/HVAC/termite), utility details
- Decide your stance on repairs vs. credits before the inspection report arrives
- Confirm move-out timing (ask about brief post-closing possession if you need it)
- Verify wire instructions by phone with the attorney before sending or receiving funds
Want a no-obligation, written offer—plus a side-by-side net sheet against listing retail? Call/Text 478-216-1795 or send a message to Middle Georgia Cash Homes. We’ll coordinate with a local closing attorney and make your sale in Georgia straightforward and predictable.
General information only—not legal or tax advice. In Georgia, closings are conducted by a licensed attorney; consider having your documents reviewed so you understand your rights and obligations.