You are under contract. Here is what comes next.

The contract goes to the attorney

South Carolina is an attorney-closing state. A licensed South Carolina attorney oversees the closing, the deed, and the settlement documents. The buyer often chooses that closing attorney. You can have your own attorney review papers on your side. I walk you through the paperwork. I do not pick a firm for you on this page, and I do not give legal advice.

Inspections

The contract spells out the buyer's inspection or due diligence window. Many Midlands contracts use a period of about 10 business days. Read the dates on yours. That window is how the buyer looks at the house with inspectors, not a promise about your house.

• A general home inspection is common.
• Older homes, wells, septic, and lake houses often add extra inspections. Termite (CL-100) is typical in this climate.
• You usually need to make the house available. I help coordinate times.
• You do not have to sit through the inspection. I can meet the inspector if that is easier.

Repair talks

If the inspector finds items, the buyer may ask for repairs, a credit, or both. That is a negotiation. You can agree, counter, or decline, inside the rules of the contract. We talk through what is worth doing on this house versus what is a buyer stretching. I am not your attorney. If a clause is unclear, ask the closing attorney.

Appraisal

If the buyer is using a loan, the lender orders an appraisal. Someone will need access, the same as a showing. If the appraisal comes in below the contract price, we talk through options. Cash deals often skip this step. Confirm with the contract and the lender.

Closing and walkthrough

Before you sign, the buyer typically walks the house one more time to confirm the condition you agreed to. Then you sign the deed with the attorney. The buyer wires funds. Your proceeds are disbursed after the attorney's office finishes its work, often the same day, but confirm that timing with them. Keep utilities on through closing unless the attorney or the contract says otherwise.

• Bring a photo ID to closing.
• Ask the attorney where to send the payoff information for your mortgage.
• Confirm the exact dollar figure on the settlement statement before you sign.
• Leave keys, remotes, and garage openers as we agreed.

Dates move. Loans take longer than people hope. I will tell you as soon as a date changes instead of letting you find out at the closing table.