From Under Contract to Recorded: Your Seller’s Roadmap

Written by Launa Lane

Congratulations—you’re under contract! This is the phase where timelines matter, details matter, and a little organization goes a long way. Here’s what to expect from contract to closing to recording, plus a move-out checklist so you can hand the home off in a way that feels great for you—and for the new owners.

At Stonefly Real Estate, our job is to guide you from “accepted offer” to “recorded” with clarity and confidence.

Phase 1: Under Contract (Days 1–10)

What’s happening:

• Buyer schedules inspections
• Buyer reviews disclosures and HOA documents
• Appraisal is ordered (if financed)
• Title work begins

Your to-do list:

• Keep the home accessible and utilities on
• Secure pets and plan to be away during inspections
• Gather warranties, manuals, and repair receipts
• Respond promptly to agent requests (timelines matter)

Phase 2: Inspections & Negotiations (Days 5–15)

Inspections are information—not deal breakers.

What’s happening:

• Buyer receives inspection report
• Buyer may request repairs, credits, or adjustments
• Negotiations take place

Your to-do list:

• Review inspection results with your agent
• Decide what you’re comfortable repairing, crediting, or declining
• Get estimates if needed
• Keep the home accessible for any follow-up visits

Phase 3: Appraisal & Loan Approval (Days 10–25)

What’s happening:

• Appraiser visits the property
• Buyer’s lender finalizes approval and clears conditions

Your to-do list:

• Ensure appraisal access
• Share recent upgrades or improvements with your agent
• Avoid changes to the home during this phase

Phase 4: Preparing for Closing (Days 20–30)

What’s happening:

• Closing disclosures are prepared
• Final walk-through is scheduled
• Moving logistics are finalized

Your to-do list:

• Schedule movers or moving help
• Begin packing non-essential items
• Forward mail and update addresses
• Transfer utilities effective the day after buyer takes possession (as a courtesy)
• Leave all items included per the contract (avoid removing fixtures)

Phase 5: Closing, Recording & After (Closing Day)

What’s happening:

• You sign closing documents
• Buyer signs and funds
• Deed records with the county
• Proceeds are released after recording

Your to-do list:

• Bring valid ID to signing
• Confirm wire instructions directly with title
• Leave keys, garage remotes, fobs, and access codes as arranged
• Vacate the property by the time outlined in the contract

Download the Under Contract & Moving Checklist