Your offer was accepted. Now the attorney review clock starts ticking. If you are buying in Somers Point, you have a short window to let your attorney approve, change, or cancel your contract without penalty. This step protects you and sets the tone for the rest of your transaction.
In this guide, you will learn what attorney review is, how the three business day timeline works, the exact steps to take right after you sign, and what to check in a coastal market like Somers Point. You will also get simple examples, a checklist, and answers to common questions. Let’s dive in.
What attorney review means in New Jersey
Attorney review is a built-in safeguard in most New Jersey residential purchase contracts. After both buyer and seller sign, either party’s attorney can approve the contract as is, negotiate changes, or cancel it within a short review period. If the period ends without changes or cancellation, the contract becomes binding as written.
This review right is standard in transactions that use New Jersey’s common residential forms. New construction or developer contracts may use different documents with their own review provisions. Always have your attorney confirm what applies to your agreement.
During attorney review, cancellation must be done in writing and delivered within the deadline. Proposed changes only matter if both sides agree in writing. Once attorney review is removed, the deal continues under the agreed terms.
The three business day clock
The standard attorney review period in New Jersey is three business days. The clock starts the day after the last party signs the contract. Only business days count. Weekends and state or federal holidays do not count.
Here are two simple examples to make counting easy:
- Example A: Both parties sign on Monday. Day 1 is Tuesday, Day 2 is Wednesday, Day 3 is Thursday. The review period ends at the close of Thursday.
- Example B: The last signature is on Friday. Day 1 is Monday, Day 2 is Tuesday, Day 3 is Wednesday. The weekend does not count.
If a holiday falls during the period, that day is not counted. The period extends accordingly. The exact start and end times can depend on how your contract defines delivery and receipt, especially with electronic signatures. If you need more time, your attorney can request a written extension. Both parties must sign to extend.
If you need changes or to cancel
- To cancel: Your attorney must send written notice to the other side within the three business day period.
- To change terms: Your attorney proposes amendments. The changes are effective only if the other party accepts them in writing. If both sides sign, the contract moves forward as amended.
What to do right after both sides sign
Once the contract is fully executed, move quickly. Attorney review is short. These steps keep your timeline on track and protect your deposit and contingencies:
- Send the executed contract to your attorney immediately by email. Follow up by phone. Include any seller disclosures, addenda, and your deposit or escrow instructions.
- Notify your lender that you are under contract. Confirm appraisal ordering, underwriting milestones, and any flood insurance documentation the lender may require for Somers Point properties.
- Confirm how and when your earnest money deposit is due. Follow the exact deposit instructions in the contract.
Your attorney will focus on key items during the review period. Typical tasks include legal review of deadlines and contingencies, a preliminary title request, coordination of inspection timing, and checks for permits or municipal issues that could affect closing.
Coordinate inspections fast
Inspection windows often start right after attorney review or run on their own timeline based on your contract. In practice, you should line up scheduling as soon as the contract is executed. Your attorney can confirm which inspections make sense based on the property and location.
Common inspections include a general home inspection, radon, pest, and HVAC. For properties with private systems, plan for septic or well inspections. On coastal or shore-adjacent homes, consider additional evaluation for structural or moisture concerns. Quick scheduling reduces stress later when inspection deadlines arrive.
Somers Point local checkpoints during review
Somers Point sits on the bay with many homes near tidal areas. A few local checks are smart to run early in or right after attorney review:
- Flood zones and insurance: Many properties may be within FEMA flood zones. Ask for any elevation certificates, prior flood claims, and flood insurance history. Your lender may require a flood determination and proof of flood insurance before closing. Get quotes early to confirm affordability.
- Permits and certificates: Verify that renovations or additions were permitted and signed off by the Somers Point construction office. If a certificate of occupancy is required due to recent work, confirm status. Open or unpermitted work can delay closing.
- Seasonal timing and access: Peak summer can make inspectors and contractors busier. Schedule early to avoid bottlenecks.
- Utilities: Confirm if the home uses municipal sewer and water or private systems. Septic inspections and repairs can have lead times and may affect financing.
- Taxes and assessments: Review Atlantic County tax information and assess how location factors, such as waterfront or special assessments, may influence the tax bill.
- Title specifics near the shore: Older shore-area properties can have historical easements, riparian rights, or unique deed descriptions. Early title work helps avoid surprises.
Common contract points your attorney may negotiate
During attorney review, your attorney may request changes that add clarity or reduce risk. Common focus areas include:
- Dates and deadlines: Closing date, possession, title cure period, mortgage and appraisal contingency timing.
- Inspections and repairs: Which inspections are allowed, who pays for repairs, repair deadlines, and what happens if you cannot reach agreement.
- Financing and appraisal: Rates, appraisal requirements, and time for lender commitment.
- Title and defects: Responsibility for curing title issues and cure time.
- Earnest money and escrow: Who holds the deposit, when it is due, how it is released, and what happens in a dispute.
- Risk of loss and insurance: Who bears risk if the property is damaged before closing and what remedies apply.
Example timeline from offer to inspections
Here is a simple walkthrough that fits many Somers Point purchases. Your actual timeline depends on your contract dates and lender needs.
- Day 0 (Both sides sign): You send the contract to your attorney and lender. You deliver the deposit per contract instructions.
- Business Days 1 to 3 (Attorney review window): Your attorney reviews terms, requests preliminary title, checks municipal permit status, and coordinates inspection planning. The attorney approves, proposes changes, or cancels in writing within the period.
- After attorney review is removed: Your inspection contingency runs based on the contract. Many agreements allow about 10 to 14 days for inspections. You complete inspections, request repairs or credits, and keep your lender on track with appraisal and underwriting. Title work and closing prep continue toward your target settlement date.
Simple buyer checklist for your attorney consult
Bring or send these items to help your attorney act fast:
- Fully executed contract and all addenda
- Seller disclosure and any prior inspection reports
- Contact info for the listing agent and seller’s attorney
- Lender contact and your pre-approval details
- Questions about flood insurance, permits, and timeline expectations
Mistakes to avoid during attorney review
- Missing the deadline: After the period ends, your contract is binding as written unless the seller agrees to changes. Mark the calendar and stay in touch with your attorney.
- Counting days incorrectly: Only business days count. Weekends and holidays do not. Confirm delivery and receipt definitions in your contract.
- Waiting to schedule inspections: Inspection windows are short. Line up scheduling as soon as possible.
- Ignoring flood insurance early: If the home is in a flood zone, you may need insurance to close. Get quotes to confirm cost and lender requirements.
- Skipping permit and CO checks: Unpermitted work can delay closing. Verify status with the Somers Point construction office.
Ready to move forward in Somers Point
Attorney review in New Jersey is short, but it is designed to protect you. If you stay organized, count days carefully, and get the right local checks done early, you set up the rest of your purchase for success. If you want a local team to help you navigate timelines, inspections, and closing steps in Somers Point, reach out to The Scott Reighard Team for guidance that fits your goals.
FAQs
What is NJ attorney review for home buyers?
- It is a short period after both parties sign when either side’s attorney can approve, negotiate changes, or cancel the contract without penalty.
How do I count the three business day attorney review period?
- Start the day after the last signature and count only Monday through Friday, excluding state and federal holidays.
Can I schedule home inspections during attorney review in Somers Point?
- Yes, schedule as early as possible so you can meet inspection deadlines once attorney review is removed.
What happens to my deposit if the contract is canceled during attorney review?
- The contract and escrow instructions control deposit handling, and your attorney will follow those terms to protect your funds.
Does attorney review apply to new construction in New Jersey?
- New construction or developer contracts may use different forms and provisions, so have your attorney confirm what review rights apply.
How does flood insurance affect Somers Point mortgage approvals?
- If the property is in a flood zone, your lender may require a flood determination and proof of flood insurance before closing.
Who holds the earnest money in a Somers Point purchase?
- The contract specifies where the deposit goes, which is often an escrow account held by a broker or an attorney.
