Attorney Review in NJ: Freehold Buyer's Guide

You just got an offer accepted in Freehold. Now what? In New Jersey, the next three business days can make or break your deal. This is your attorney review window, and it is your chance to fine-tune terms, add protections, or walk away without being locked in. In this guide, you’ll learn exactly how attorney review works in New Jersey, what to do each day, and the local Freehold details that can affect your timeline and costs. Let’s dive in.

What attorney review is in New Jersey

Attorney review is a short, legally recognized period that starts after you and the seller sign the purchase agreement. During this time, either party’s attorney may approve the contract, propose changes, or cancel it by delivering written notice. If no written objection is delivered within the allowed time, the contract becomes binding and enforceable.

The review period is commonly three business days. Business days typically exclude weekends and legal holidays. The clock usually starts when the executed agreement is fully signed and delivered to the parties and their attorneys. Always confirm the exact start and end times in your specific contract and with your attorney.

Why this matters: attorney review is your last routine chance to adjust terms and add protections before the contract hardens. A missed deadline or unclear language can turn a negotiable item into a firm obligation.

When the 3 business days start

Expect the countdown to begin once the fully signed contract is delivered to both sides and their attorneys. Your agent should send the executed agreement to your attorney immediately. Delivery and timing rules come from the contract you signed, so ask your attorney to confirm when the clock started and how it ends.

During attorney review, any cancellation or proposed changes must be sent in writing. Verbal agreements are not enough. If an attorney issues a timely written cancellation, the original contract is typically void unless both parties sign a new agreement.

What to do during attorney review

Treat the next three business days like a sprint. Here’s a simple plan:

• Day 1: Send the executed contract to your attorney right away, confirm the start time, and share your priorities. Make sure your earnest money deposit (EMD) is ready per the contract.
• Day 2: Have your attorney review the contract terms, seller disclosures, title exceptions, and any HOA or condo documents. Decide on any changes you want proposed.
• Day 3: Your attorney sends written approval, amendments, or a cancellation before the deadline. Your agent should be ready to schedule inspections quickly if the contract goes binding.

Tip: Keep email records of delivery and read receipts. The method of delivery can matter, so follow your attorney’s guidance exactly.

What you can negotiate now

Contract terms to fine-tune

• Closing date and occupancy or possession details.
• Earnest money amount, due dates, and where it is held (broker trust vs. attorney escrow).
• Inclusions and exclusions, such as appliances, fixtures, and window treatments.
• Price adjustments or seller credits, especially if the inspection scope suggests added risk.

Contingencies and protections to add or clarify

• Inspection scope: structural, general home, pest, radon, lead, HVAC, chimney, mold, septic, or well.
• Financing or mortgage contingency: clear language about timelines and remedies if financing is denied.
• Appraisal contingency: options if the appraisal comes in short, such as price reduction, buyer exit, or splitting the difference.
• Title and survey requirements, including any exceptions the seller must clear before closing.
• HOA or condo document review: time to review the resale package and governing documents.
• Environmental or municipal compliance addenda if needed, such as floodplain issues or local certificate requirements.

Disclosures and common addenda in NJ

• Seller Property Condition Disclosure.
• Lead-based paint disclosure for homes built before 1978.
• Radon testing addenda if you plan to test.
• Sewer, septic, or well certifications where applicable.
• Smoke and carbon monoxide certifications to meet local code at closing.

Attorneys focus on clear, enforceable language with firm deadlines and remedies. Precise wording protects you and reduces the chance of disputes later.

Freehold buyer checklist

Pull together key documents and funds immediately so your attorney and lender can move fast:

• Up-to-date mortgage pre-approval letter for the target purchase price.
• Proof of funds for the EMD and down payment.
• Photo ID and current contact info for you and your attorney.
• Recent pay stubs and W-2s or other lender-required income documents.
• If HOA or condo: proof of required insurance if requested by the association.

Money readiness matters:

• EMD norms vary. Many New Jersey deals use deposits from a few thousand dollars to about 1–2% of the purchase price, with higher deposits in competitive situations. Confirm the amount and due date in your contract.
• Know who will hold the deposit and the rules for release.
• Be prepared for added costs quickly, such as inspections, surveys, or municipal searches.

Your attorney will generally review or obtain:

• A title search and preliminary report to spot liens, easements, and exceptions.
• Property tax history and municipal charges that affect proration at closing.
• Deed restrictions, covenants, and easement documentation.
• Lead-based paint disclosures and any records of prior remediation for older homes.

Local factors in Freehold and Monmouth County

Freehold Township and surrounding Monmouth County communities have a mix of older and newer homes. If the property was built before 1978, expect a lead-based paint disclosure and consider testing during inspections. Some neighborhoods include areas near floodplains. If flood status is a concern, your team can help you identify maps and insurance questions early, since this can affect lender requirements.

Utilities vary. Confirm whether the home uses public water and sewer or a private septic and well. Private systems typically involve testing or certification and can be a source of negotiation after attorney review. Property taxes and municipal assessments are part of closing calculations. Your attorney will review tax history and any pending assessments so you know what to expect at the closing table.

If the home is part of an HOA or condo association, request the resale package quickly. You want time to review governing documents, budgets, rules, and any planned assessments that could affect your costs.

Typical timelines after review

Once the contract is binding, your key deadlines begin. While every deal is unique, here are common ranges:

• Inspections: typically 7 to 14 calendar days to complete and submit requests.
• Mortgage commitment: often 30 to 45 days from contract ratification, depending on the lender and file complexity.
• Appraisal and clear-to-close: usually within the lender’s process, often landing 30 to 60 days to closing when combined with title and municipal requirements.

Keep a shared calendar with your agent and attorney so nothing slips. If you need more time for inspections or financing, ask about extensions well before deadlines expire.

Keep your deal on track

Ideal workflow

• Immediately send the executed contract and all disclosures to your attorney.
• Have your attorney do a fast initial scan for title, financing, or disclosure issues.
• If you plan inspections, get them on the calendar early so you are ready when the contract goes binding.
• If your attorney proposes changes, respond quickly. If cancellation is needed, deliver written notice before the deadline.

Why speed matters

Moving quickly protects your EMD and your negotiating position. If the window closes without written notice, negotiable items can lock in. Delivery method and proof of transmission can be critical, so follow your attorney’s instructions exactly.

Common pitfalls to avoid

• Missing the attorney review deadline or failing to send written notice properly.
• Not having earnest money ready when the contract requires it.
• Waiting to order inspections or HOA documents, which compresses your options later.
• Relying on verbal promises. Get all changes in writing during attorney review.

Protect your earnest money

Your earnest money deposit should be backed by clear contract language. Confirm where it is held, when it is due, and when it is refundable. Your attorney can draft or tighten contingencies so you understand the conditions for a refund if you cancel for covered reasons.

From accepted offer to confident closing

Attorney review is short, but it can shape your entire purchase. With a responsive agent-attorney team, you can lock in protections, manage deadlines, and move toward closing with clarity. If you have questions about inspection scope, appraisal language, or local certificates, raise them now so your attorney can address them in the review letter.

If you are buying in Freehold or nearby Monmouth County communities, you deserve a team that blends local knowledge with fast, clear communication. The right guidance during this three-day window sets up a smoother, more predictable path to the closing table.

Ready to make your Freehold purchase feel simple and well managed? Connect with the Clancy and Greco Sales Group for local insight, responsive coordination with your attorney, and step-by-step support from offer to closing.

FAQs

What is attorney review in NJ and how long does it last?

• It is a short period, commonly three business days after both parties sign and the contract is delivered, when attorneys may approve, modify, or cancel in writing.

When does the 3-day review start for a Freehold purchase?

• It typically starts when the fully executed contract is delivered to both sides and their attorneys, but confirm exact timing in your contract and with your attorney.

Can I back out during attorney review without penalty?

• Your attorney may send a written cancellation within the window, which usually voids the contract, so ask your attorney about the best approach for your situation.

What should I negotiate during attorney review in New Jersey?

• Common items include inspection scope, appraisal and financing protections, closing date, inclusions, EMD terms, and seller credits or cost-sharing.

How is earnest money handled and protected?

• The contract sets the amount, where it is held, and refund conditions, so have your attorney confirm the rules and tie them to clear contingencies.

Who pays for inspections, surveys, or municipal certificates?

• These costs are negotiable, though buyers commonly pay for inspections and surveys unless the contract states otherwise.

What happens if title issues show up in Monmouth County?

• Title exceptions are typically addressed during review, and the seller may need to cure certain defects or provide title insurance at closing.

Do Freehold homes require special disclosures like lead or radon?

• Homes built before 1978 require a federal lead-based paint disclosure, and radon testing can be added as part of your inspection plan.