Buying a home in Linden is exciting, but the contract stage can feel confusing. If you have heard people talk about “attorney review” in New Jersey, you might wonder what it means and how it affects your offer. You want to protect your deposit, keep your timeline on track, and still stay competitive.
This guide breaks down New Jersey’s attorney review in plain language. You will learn what it is, how long it lasts, what you can negotiate, and how it fits into your closing schedule in Linden and Union County. You will also get local tips and a simple checklist you can use right away. Let’s dive in.
What attorney review is
In New Jersey, once you and the seller sign a residential purchase contract, a short window opens for both sides’ attorneys to review the agreement. During this time an attorney can approve the contract, suggest written changes, or cancel the contract by sending a written notice.
If no one cancels within the window, the contract becomes fully binding as written or as amended in writing. This process gives you a quick chance to add protections, clarify details, or walk away and recover your deposit if you decide the contract is not right for you.
The review timeline in Linden
The standard practice in New Jersey is a review period of three business days starting when the fully signed contract is delivered. Business days generally exclude weekends and legal holidays, but always confirm how your specific contract defines them.
During these days, attorneys usually move fast. They can approve the deal, exchange written amendments, or send a written Notice of Cancellation. If the period ends with no cancellation, your contract is locked in. Later changes require new written agreements signed by both parties.
Step-by-step after acceptance
- Day 0: Offer accepted and the contract is signed by both sides. Delivery to the attorneys starts the review clock.
- Days 0–3 (business): Attorney review. Your attorney may propose changes, approve, or cancel. You should also schedule your inspection now so you can move quickly after review.
- Days 4–14: Home inspection, repair requests, and any agreed written amendments. Begin your full mortgage application and order the appraisal.
- Days 15–45+: Mortgage underwriting, title search, municipal and CO items, and closing prep. Timelines vary based on loan type and property needs.
Keep flexibility in your expectations. Attorney review is short, but other steps like appraisal or municipal items can add time.
What you can negotiate
Attorney review is your early chance to tune the contract to your needs. Common items include:
- Contingencies, such as financing and inspection timelines
- Repairs, seller credits, or a cap on the seller’s repair costs
- Closing date and when you get possession
- Allocation of closing costs and tax prorations
- What stays with the home, like appliances or fixtures
- Title issues and municipal compliance requirements
- Who holds the deposit and how escrow is handled
Example addenda that work
- Add a 10-day inspection period with a clear process to request repairs or credits.
- Set a seller repair cap, for example up to a set dollar amount, or an agreed credit at closing.
- Include a financing timeline with a deadline to provide a mortgage commitment.
- Add a municipal compliance or CO addendum if the property will need local approvals before closing.
Any change must be in writing and signed by both parties to be binding. Your attorney will draft the right language so there is no confusion later.
Cancelling and your deposit
During attorney review, either side’s attorney can cancel the contract by sending a written Notice of Cancellation within the review window. Verbal notices or phone calls are not enough. Delivery and proof of delivery matter, so attorneys follow the contract’s rules for sending notices.
If the contract is validly canceled during attorney review, your earnest money is typically returned to you. Escrow agents or title companies follow the contract and their procedures to release funds. If there is any dispute, the escrow holder may require mutual instructions.
How review shapes offer strategy
Sellers in Linden expect the review period to be short. At the same time, you want your attorney to protect you. A strong offer balances both. You can present clean terms while using the review window to fine-tune legal protections.
Here are simple ways to stay competitive without losing safeguards:
- Send the signed contract to your attorney immediately to preserve the full three business days.
- Be ready with your priorities so your attorney can propose focused, reasonable changes.
- Schedule the inspection right away to keep momentum.
- Keep requests targeted to material issues and safety concerns.
The review period itself does not usually cause big delays. Most longer timelines come from financing, appraisal, title, and municipal steps.
Linden and Union County specifics
Local details can affect your schedule and negotiations:
- Property taxes and proration: Confirm tax amounts with the local tax office and understand how taxes will be prorated at closing. Ask about any pending assessments.
- Municipal compliance and CO: Linden may require proof of municipal compliance before transfer. If violations or repairs are needed, that can impact your timeline. Build in a little extra time if you suspect municipal items may come up.
- Utilities and inspections: For certain property types, you may need to confirm utility transfer steps or special inspections.
- Lifestyle timing: With NJ Transit access and commuting options, some buyers choose to align closing with personal milestones, the school calendar, or lease end dates.
A local New Jersey real estate attorney who handles Linden closings regularly can move these pieces faster and more smoothly.
Buyer checklist you can use now
Before you make an offer
- Get pre-approval from your lender
- Decide your deposit amount and who will hold escrow
- Identify must-have contingencies, like inspection or financing
Right after your offer is accepted
- Send the signed contract to your attorney and confirm when attorney review starts
- Confirm who holds the deposit and how to deliver it
- Schedule a professional home inspection as early as possible
- Notify your lender and start your loan file
During attorney review
- Align with your attorney on desired changes and timing
- Discuss repairs, closing date, and any municipal items
- Decide to proceed, negotiate, or cancel within the window
If amendments are accepted
- Ensure all changes are in writing and signed by both parties
- Confirm any updates to deposit handling, dates, or contingencies
If canceled during review
- Confirm the written Notice of Cancellation was sent on time
- Ask the escrow holder to release your deposit per the contract
After attorney review ends
- Complete inspections and negotiate repairs or credits as allowed
- Finalize loan underwriting and appraisal
- Clear title and municipal requirements
- Coordinate closing details and final walkthrough
Common mistakes to avoid
- Assuming three days means calendar days. The standard window is commonly three business days, not including weekends or legal holidays. Check your contract.
- Sending verbal notices. Cancellation and amendments must be in writing and delivered as the contract requires.
- Waiting to schedule inspections. If you wait, you risk pushing your closing later.
- Trying to change terms after the period without an addendum. Once review ends, changes need a written agreement signed by both sides.
How to move forward with confidence
The New Jersey attorney review is short, but it is powerful. Use it to lock in clear protections, align your timeline, and keep your offer competitive in Linden. Start fast, stay organized, and lean on local professionals who know Union County practices.
If you are buying in Linden and want step-by-step guidance, reach out to Christian Torres for a quick plan that fits your goals. We can coordinate with your attorney and lender, keep your inspection and escrow on track, and support you in English or Spanish.
FAQs
How long is attorney review in New Jersey real estate?
- The standard practice is commonly three business days from delivery of the signed contract, but always confirm the period in your specific contract.
Can my attorney cancel my Linden home contract during review?
- Yes. Your attorney may cancel within the review window by sending a written Notice of Cancellation as the contract requires, without needing to show cause.
Do I get my deposit back if we cancel in attorney review?
- Generally yes. A valid cancellation during attorney review usually means your earnest money is returned, subject to the escrow holder’s procedures.
Can I schedule inspections during attorney review in New Jersey?
- Yes. Inspections are often scheduled immediately. Make sure any inspection contingency and remedies are documented in a signed written amendment.
What if the seller refuses my attorney’s changes during review?
- If no agreement is reached and no cancellation notice is sent within the window, the original contract becomes binding when the period expires.
Does attorney review cause major closing delays in Linden?
- Attorney review is short. Most delays come later from financing, appraisal, title, or municipal compliance, not from the review itself.
