Selling a home comes with a lot of moving parts—and even more paperwork. The good news? When you know what to gather (and when), the process gets much easier. Below is a practical, homeowner-friendly guide to the documents you’ll typically see before listing, during marketing, once you’re under contract, and at closing. Use it as your master checklist, then confirm any local or lender-specific requirements with your real estate professional or closing attorney.
Note: In Georgia, most home sales close with a closing attorney who prepares and records the final documents. Requirements can vary by county, HOA, loan type, and property age. This article is general info—not legal advice.
1) Paperwork to Prepare Before You List
Comparative Market Analysis (CMA) or Valuation
A CMA from an agent or a professional appraisal helps you price realistically and support your asking price.
Pre-Listing Disclosure Prep
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Seller’s Property Disclosure (known defects, system ages, past repairs)
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Lead-Based Paint Disclosure (required for homes built before 1978)
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Any known material facts in writing (foundation settlement, prior water intrusion, etc.)
Receipts & Repair History
Create one PDF or folder with: roofing invoices, HVAC service records, appliance purchases, permits, warranties, termite treatments, and any insurance claims/repairs.
HOA/POA Docs (if applicable)
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Covenants/Bylaws/Rules
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Dues statement and any special assessments
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Estoppel/closing letter instructions (what your HOA needs to issue a clear status)
Loan & Lien Information
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Latest mortgage statement and loan payoff request instructions
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HELOC details (if any)
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Any recorded liens or UCC filings that must be cleared
Property-Specific Items
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Survey/plat (if available)
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Flood zone/elevation information (if applicable)
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Well/septic permits and latest inspection or pumping receipt (if applicable)
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Termite/Wood Infestation history (a “termite letter” or WIIR is often requested in GA)
2) Documents You’ll See When You List
Listing Agreement
Grants the brokerage the right to market your home. Verify the commission, length of the agreement, what marketing is included, and any cancellation terms.
Agency Disclosures
Clarifies who represents whom (seller, buyer, or both in limited dual/transaction brokerage).
Marketing Authorizations
Photo, video, lockbox, and showing instructions; note any items that do not convey with the sale.
3) Paperwork Once an Offer Arrives
Purchase Offer / Contract
Spells out price, earnest money, due-diligence period, financing/appraisal contingencies, closing date, personal property, and who pays which closing costs.
Earnest Money Receipt / Escrow Instructions
Proof that the buyer deposited funds with the closing attorney or escrow holder and the rules for release.
Buyer Pre-Approval / Proof of Funds
Lender letter (for financed buyers) or bank statement (for cash buyers)—critical for vetting.
Addenda You May See
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Lead-Based Paint acknowledgment (pre-1978 homes)
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Appraisal Gap or financing addendum
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Repair/Concession Addendum (if negotiated after inspections)
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Backup Offer addendum (if accepting a secondary offer)
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Post-Closing Occupancy/Rent-Back agreement (if you need time after closing)
4) During Due Diligence & Financing
Inspection Reports
General home inspection plus any specialty reports (roof, HVAC, structural, septic, radon, termite/WIIR). Keep copies of any repairs and paid invoices.
Seller Responses / Amendments
Written agreements documenting any repairs, price credits, or closing-cost contributions.
Appraisal
If the buyer is financing, the lender orders an appraisal. You may see a reconsideration of value request or amendments if the appraised value differs from the contract price.
Title Work
The closing attorney issues a title commitment and identifies liens, payoffs, or ownership items to cure before closing.
5) What You’ll Sign At Closing
Deed
Transfers legal title to the buyer (in Georgia, often a Limited Warranty Deed or Warranty Deed, as agreed).
ALTA Settlement Statement / Closing Disclosure
A line-by-line accounting of all money in and out: price, payoffs, prorations, taxes, commissions, closing fees, and your net proceeds.
Seller’s Affidavit & Non-Foreign (FIRPTA) Affidavit
Standard attestations related to title, possession, and tax status.
Payoff Authorization & Wire Instructions
Authorizes the attorney to pay off your mortgage(s) and disburse your proceeds. Always verify wire instructions directly with the attorney to avoid fraud.
Bill of Sale (if personal property conveys)
Transfers ownership of appliances, furniture, or other items included in the deal.
Warranty/Service Transfers
Paperwork to transfer any roof, system, or home warranty coverage to the buyer (when applicable).
Keys/Remotes/Codes
Not paperwork, but have them labeled and ready to hand over per the contract.
6) A Simple One-Page Checklist You Can Copy/Paste
Pre-Listing
□ CMA or appraisal
□ Seller disclosure + lead-based paint (if pre-1978)
□ Receipts/warranties/permits (roof, HVAC, appliances, termite)
□ HOA rules & dues statement (if applicable)
□ Latest mortgage statement + payoff instructions
□ Survey/plat (if available); well/septic docs; flood info
Listing
□ Signed listing agreement & agency disclosures
□ Lockbox/showing instructions; items that don’t convey
Under Contract
□ Signed purchase agreement + all addenda
□ Earnest money receipt
□ Buyer pre-approval/proof of funds
□ Inspection reports + repair/credit amendments
□ Appraisal (if financed) + any appraisal addenda
□ Title commitment & curative items
Closing
□ Final ALTA/Settlement Statement
□ Deed (prepared by closing attorney)
□ Seller’s affidavit + FIRPTA/non-foreign affidavit
□ Payoff authorization + verified wire instructions
□ Bill of sale (if personal property conveys)
□ Warranty/home warranty transfer docs
□ Keys, remotes, garage keypads, gate fobs, codes
Want to Skip the Paper Chase?
When you sell directly to Middle Georgia Cash Homes, we keep it as simple as possible: no showings, no repairs, no make-ready—and we coordinate the paperwork with the closing attorney. You’ll get a clear, written offer, a date-certain closing, and straightforward documents. Take what you want, leave the rest, and we’ll handle the details.
Ready to sell your house in Georgia?
Call or text Middle Georgia Cash Homes LLC at 478-216-1795 and we’ll walk you through an easy, compliant path—no pressure, no obligation.