Offer accepted in New Jersey? Great news. Before you celebrate, you should understand attorney review, the short window when your contract can still change. Those first few business days shape your closing timeline and your negotiation options. In this guide, you’ll learn how attorney review works, what to do right away, and how buyers in Washington Township, Gloucester County can stay on track. Let’s dive in.
What attorney review means in NJ
Attorney review is a built-in contingency in New Jersey’s standard residential purchase contract. It gives each party’s attorney a limited time to approve, modify, or void the agreement after both sides sign. It is separate from inspections, financing, and other contingencies.
During this period, either side’s attorney can cancel the contract or propose contract changes. If no attorney acts within the review period, the clause expires and the contract becomes binding as written. For buyers, this is the best early stage to adjust terms like the closing date, remedies, or inspection-related language before the rest of your deadlines start.
Timeline at a glance
The review clock starts the day the last party signs the contract. The common standard in New Jersey is three business days unless changed in writing.
Day 0: Acceptance and deposit
- Record the final date of signatures. This is your starting point.
- Deliver your earnest money per the contract’s escrow instructions.
- Your agent circulates the executed contract and disclosures to both attorneys.
Days 1–3: Review window
- Your attorney reviews the contract, disclosures, and any early title or HOA information.
- Your agent helps you schedule inspections right away. Many buyers book them during or soon after attorney review to avoid delays.
- Outcomes by the end of review:
- No attorney acts: the contract becomes binding as written.
- An attorney voids in writing: the contract is canceled and your deposit is returned per the contract.
- Attorneys sign an amendment: agreed changes replace the original terms where specified.
After review: What starts next
- If the contract is now binding, other contingencies begin. That often includes the mortgage contingency, inspection cure windows, title search, and HOA review as your contract sets out.
- If your attorneys modified terms, follow the updated deadlines in the signed amendment.
Washington Township date example
- Signed Monday: count Monday, Tuesday, Wednesday as business days. If no action by end of Wednesday, the contract stands Thursday morning.
- Signed Thursday: count Thursday, Friday, and Monday. Weekends and legal holidays do not count.
Who does what
You, the buyer
- Give your attorney clear instructions and be reachable for decisions.
- Deliver your deposit and lender documents promptly.
- Review inspection results quickly so your attorney can act in time.
Your attorney
- Reviews the contract, disclosures, and early title or HOA materials.
- Can void or propose changes during review, then negotiates with the seller’s attorney.
- Later, finalizes closing documents and reviews title and the closing statement.
Seller’s attorney
- Reviews your attorney’s proposed changes and negotiates terms.
- Can also void during the review window if needed.
Your local agent in Washington Township
- Sends the executed contract and disclosures to both attorneys.
- Coordinates inspections, access, and confirms escrow delivery.
- Tracks deadlines, communicates updates, and forwards signed amendments for signatures.
Washington Township tips during review
- Schedule inspections immediately. Inspector calendars fill quickly, and early results give your attorney time to negotiate repairs or credits.
- If the property has a private well or septic, line up those inspections early and alert your attorney. These systems often require specific remedies in the contract.
- Expect coordination on municipal certificate requirements and recording through local offices and the Gloucester County Clerk. Timelines vary, so factor them into your closing schedule.
Common scenarios you might see
Scenario 1: Clean acceptance
- Your attorney has no objections, and no changes are signed within three business days.
- Result: Attorney review expires. Your contract is binding and you move forward with inspections and mortgage milestones.
Scenario 2: Adjusting key dates
- You want to push closing two weeks; the seller asks for a shorter inspection cure period.
- Your attorney drafts an amendment with the new closing date and cure window. If both sides sign, those terms replace the originals.
Scenario 3: Title or HOA issue
- A title search shows an unresolved lien and the seller will not clear it.
- Your attorney voids in writing during attorney review. Your deposit is returned per the contract and you move on.
Scenario 4: Major inspection findings
- An early inspection reveals a significant structural concern.
- Your agent shares the summary with your attorney, who negotiates repairs, a credit, a price change, or voids during attorney review if the issue is unacceptable. In older homes, you might add a structural engineer’s report before deciding.
Step by step checklist for buyers
First 72 hours
- Deliver earnest money per the contract and confirm who holds escrow.
- Send lender contact info and documents to your attorney and agent.
- Confirm your attorney received the executed contract and disclosures.
- Book your home inspection and any specialty inspections.
- Ask your attorney if they plan to request changes to terms or deadlines.
- Confirm how your attorney will send any waiver, void, or amendment.
Documents to gather
- Current lender pre-approval and your loan officer’s contact.
- Any HOA documents provided by the seller or association.
- Any municipal, well, or septic information relevant to the property.
Risks to avoid and best practices
Risks and pitfalls
- Missing the review deadline. If no attorney acts, you lose that safe cancellation window.
- Scheduling inspections too late, which can compress negotiations and repairs.
- Unclear deposit handling. Always confirm escrow instructions and timing.
Best practices
- Hire a New Jersey real estate attorney early, even before making an offer.
- Work with an agent who routinely coordinates with local attorneys, inspectors, and title companies.
- Share inspection results quickly. Attorneys need time to negotiate any repair or credit.
- Ask your attorney for a plain-language summary of proposed changes and a timeline for action.
How your agent and attorney work together
Your agent serves as your logistical hub. They deliver the signed contract to both attorneys, book inspections, coordinate access, and track deadlines. Meanwhile, your attorney focuses on legal language, title, and risk. Together, they keep your deal moving and make sure any changes are documented with signed amendments.
If you want a calm, coordinated path from offer to closing, choose partners who communicate clearly and stay ahead of deadlines. That teamwork is what turns an accepted offer into a smooth closing.
Ready to buy with confidence and keep your New Jersey attorney review on track? Connect with Keren Abraham for hands-on guidance and a clear plan.
FAQs
How does New Jersey’s attorney review work for buyers?
- It is a three business day window in most NJ contracts where attorneys can approve, modify, or void the contract before it becomes fully binding.
When does the 3 business day clock start and stop?
- It generally starts the day the last party signs, excludes weekends and legal holidays, and ends at the close of the third business day unless attorneys act sooner.
What happens to my deposit if the contract is voided in review?
- If properly voided during attorney review, the contract is canceled and the deposit is typically returned to you as outlined in the contract’s escrow terms.
Can I schedule inspections during attorney review in Washington Township?
- Yes, many buyers schedule inspections right after acceptance so results are ready for attorney negotiations without delaying the closing timeline.
How do title or HOA issues affect attorney review for NJ homes?
- Your attorney reviews title and HOA documents early and can seek amendments or void the contract during review if serious problems appear.
How does attorney review relate to the mortgage contingency in NJ?
- Attorney review comes first; once it ends or is waived, your mortgage contingency period begins and runs according to the contract.
