A smooth closing shouldn’t be a mystery
Buying or selling a home is exciting—until an unexpected hiccup pushes your closing off schedule. At Babb, Bixler & Dollar LLC, we guide buyers, sellers, lenders, and realtors across Greenville, Mauldin, Simpsonville, and the Upstate through every step so closing day stays on track. This post explains the most common delay triggers we see in South Carolina real estate transactions—and practical ways to prevent them.
What exactly is a “closing”?
A real estate closing is the final step in a property sale or refinance. It’s the meeting (often at a law firm in South Carolina) where the parties sign documents, funds are disbursed, the deed is recorded, and legal ownership transfers. Leading up to that moment, a lot has to happen correctly and on time: title search and curative work, loan underwriting, insurance, repairs, HOA payoffs, and more. Any one issue can pause the entire machine.
Why closing delays matter
A delayed closing can mean:
- Financial costs: Rate-lock extensions, additional per-diem interest, extra moving/storage fees, temporary housing, and lost work time.
- Contract risk: Missing a contractual closing date can trigger default provisions, earnest money disputes, or “time is of the essence” problems.
- Cascade effects: Back-to-back closings (sell then buy) can fall out of sync, creating stressful domino delays for multiple families.
- Emotional strain:
Uncertainty around school start dates, utility scheduling, and movers adds real pressure at an already intense moment.
The good news: most delays are preventable with early attention and experienced coordination.
The 5 biggest closing delay culprits—and how to avoid them
1) Title Defects: Liens, Judgments, and Ownership Gaps
What it is: Title issues include unpaid mortgages or HELOCs, old liens (tax, judgment, mechanics), boundary or easement questions, unreleased prior loans, probate-related ownership problems, or errors in earlier deeds.
How it causes delay: Title must be clear and insurable before closing. Discovering a lingering lien, a deceased owner not properly probated, or a deed error can stall recording and funding.
How to avoid it:
- Order title early. As soon as the contract is signed, request the title search.
- Share known info. Sellers should provide prior title policies, payoff details, divorce decrees, probate documents, and HOA contacts up front.
- Address estates and trusts. If a seller died or ownership runs through an estate/trust, confirm the right party has authority to sign. Sometimes probate or a corrective deed is needed.
- Use experienced counsel. Our team spots curative needs quickly—quiet title, corrective deeds, affidavits, or lien releases—and moves fast to clear them.
2) Loan & Underwriting Delays (Appraisal, Documents, TRID Timing)
What it is: Lenders require an appraisal, income/asset verification, and a Closing Disclosure (CD) delivered within required timing rules. Missing documents, employment changes, or appraisal shortfalls can derail approval.
How it causes delay:
- Appraisal shortfall: If the home appraises below purchase price, the loan amount may be limited, requiring a price reduction, bigger down payment, or second appraisal.
- Document gaps: Late tax returns, pay stubs, gift letters, or large unexplained deposits can stall underwriting.
- Timing rules:
Federal timing (e.g., CD acknowledgment) can force a closing date move if not met.
How to avoid it:
- Be document-ready. Buyers should respond to lender requests within 24 hours.
- Avoid job/credit changes. Don’t switch jobs, finance a car, or open new credit lines before closing.
- Appraisal strategy. If comps are tight, talk with your agent and lender early about options.
- Coordinate CD timing. We work with lenders to hit disclosure milestones so you aren’t waiting on the clock.
3) Inspection Repairs & Seller Credits
What it is: After inspections, buyers often request repairs or credits. Disagreements on scope, contractors, or proof of completion can delay clear-to-close.
How it causes delay:
- Last-minute surprises: Incomplete or undocumented repairs discovered at the final walk-through can pause closing.
- Vague agreements:
Ambiguous repair terms create disputes over “what counts” as complete.
How to avoid it:
- Put it in writing. Use an addendum that clearly states which items will be repaired, by whom, and by when—and whether licensed contractors and receipts are required.
- Re-inspect early. Schedule follow-up inspections a few days before closing, not the morning of.
- Consider credits. If time is tight, a negotiated credit can be faster than coordinating trades.
4) HOA/Condo Documents, Payoffs & Estoppels
What it is: Many Upstate neighborhoods have HOAs or condo associations. Closing often requires dues payoff letters, verification of account status, estoppel certificates, and sometimes architectural or violation clearances.
How it causes delay:
- Slow responses: HOA management companies can take days to produce official statements or clarify violations and fines.
- Unknown balances:
Surprise special assessments, transfer fees, or unpaid fines appear late and stall the settlement statement.
How to avoid it:
- Identify the HOA early. Get contact info for the management company and governing documents quickly.
- Order payoffs and statements upfront. Don’t wait until the week of closing.
- Clarify fees. Ask about transfer, initiation, resale, and move-in fees so they’re on the closing disclosure.
- Leverage local experience. Our firm regularly works with Upstate HOAs; we know how to get the right documents fast.
5) Insurance, Surveys & Final Walk-Through Issues
What it is: Lenders require homeowners insurance(and sometimes flood insurance). Surveys may be needed to confirm boundaries and improvements. The final walk-through checks that the property’s condition matches the contract and repairs are complete.
How it causes delay:
- Late insurance binders or flood zone surprises can freeze funding.
- Survey conflicts(fence over line, encroachments, unpermitted sheds) trigger title exceptions or curative work.
- Walk-through discoveries(new damage, items removed that should convey) can lead to last-minute negotiations.
How to avoid it:
- Bind insurance early. Get quotes and provide your agent’s binder to the lender well before closing.
- Order surveys when indicated. If there are fences, sheds, or odd lot lines, a survey is inexpensive peace of mind.
- Walk-through with a checklist. Verify repairs, appliances that convey, and property condition 24–48 hours prior.
Step-by-step timeline to stay on track
Immediately after contract:
- Share contract with your attorney and lender.
- Start title search and HOA document requests.
- Begin loan application and document upload.
Within 7 days:
- Schedule inspection(s).
- Order appraisal (lender).
- Confirm insurance quotes and begin binder process.
Within 14–21 days:
- Negotiate repairs or credits; sign clear addendum.
- Address title curative items (releases, probate documents, corrective deeds).
- Obtain HOA payoff/estoppel and clarify any fees or violations.
One week before closing:
- Re-inspect repairs if applicable.
- Confirm survey status and any resolutions.
- Ensure lender has all conditions satisfied; verify Closing Disclosure timing.
48–72 hours before closing:
- Final walk-through checklist.
- Get wire instructions directly from your closing attorney (verify by phone—beware of wire fraud).
- Arrange certified funds/wire; confirm ID and signing logistics.
Closing day:
- Bring government-issued ID(s).
- Sign documents, fund, and we’ll record the deed.
- Get keys—and exhale.
Real-world scenarios we frequently see
- Appraisal gap in Simpsonville: Home appraised $15,000 under contract; parties used a mix of price reduction and buyer cash to bridge the gap—kept the date.
- Old HELOC in Mauldin: Prior lender merged and never recorded a release. We obtained successor releases within days to clear title.
- HOA special assessment in Greer: Undisclosed roof assessment surfaced late. We negotiated a seller credit and updated the CD in time.
- Boundary fence encroachment near Five Forks: Survey revealed a neighbor’s fence over the property line. Parties signed an encroachment agreement; title insurer accepted, and closing proceeded.
Pain points clients often face
- Unclear responsibilities: Who orders what and when?
- Slow third parties: HOA managers, out-of-state lienholders, prior lenders.
- Document overload: Lender conditions feel endless.
- Wire fraud anxiety: Fear of sending funds to the wrong place.
- Back-to-back move timing:
Coordinating movers, utilities, and school schedules.
We anticipate these issues and build a plan that fits your timeline.
How Bixler & Dollar LLC keeps closings on schedule
- Early title & curative: We launch title immediately and fix issues efficiently—releases, corrective deeds, probate authority, or, when needed, quiet title.
- Clear communication: We coordinate with lenders, realtors, HOA managers, and clients so everyone has what they need when they need it.
- Local know-how: Decades in the Upstate mean we understand Greenville County recording, common neighborhood HOA requirements, and local lender workflows.
- Document checklists: Buyers and sellers receive tailored checklists to simplify tasks and reduce last-minute surprises.
- Wire safety protocols: We provide secure, verified instructions and phone confirmation to protect your funds.
- Problem-solving mindset: Appraisal gaps, survey wrinkles, or repair disputes are common—we offer practical paths that keep the deal alive.
Quick reference: documents and details to gather early
Sellers: Prior title policy (if any), mortgage/HELOC account info, HOA contact and account status, probate/authority documents, marital status changes, paid-off lien releases, government ID, forwarding address.
Buyers: Lender pre-approval, income/asset docs, gift letters (if applicable), insurance agent contact, survey preference, names for vesting on deed, IDs, wire readiness.
Call us before a small issue becomes a big delay
Most closing delays are preventable with early action and the right team. Whether you’re a first-time homebuyer in Simpsonville, selling an estate property in Greenville, or investing across the Upstate, Babb, Bixler & Dollar LLC is ready to help you cross the finish line on time.
Have a contract in hand—or questions before you write one? Contact our real estate team to review your timeline, identify risks, and map a clear path to closing day.
Local, responsive help across the Upstate
We proudly serve clients in Greenville, Mauldin, Simpsonville, Greer, Fountain Inn, Spartanburg, Anderson, and nearby communities throughout Upstate South Carolina. If you’re planning a closing in the Golden Strip or beyond, we’re right here in your backyard and ready to assist.