Buying in Glen Rock and heard you only have three days to “review” your contract? That window matters. New Jersey’s attorney review is short, structured, and it can shape your entire purchase. If you understand how it works, you can keep your deal safe and set up clean next steps.
In this guide, you’ll learn exactly what attorney review is, how the three business days are counted, what to do first, and what to watch for in Glen Rock’s older housing stock. You’ll also see common pitfalls and a quick timeline so you stay on track. Let’s dive in.
What attorney review means in NJ
Attorney review is a New Jersey feature that starts after you and the seller sign the Agreement of Sale. During this period, each side’s attorney can examine the signed contract and either approve it, propose written changes, or cancel the contract by delivering written disapproval within the deadline. Think of it as a short safety window before the contract becomes fully binding.
The standard period is three business days. If no one disapproves in writing within that time, the contract becomes binding as written or as modified by any agreed amendments. If an attorney disapproves on time, the contract is voided and your deposit is generally returned according to the escrow rules in the contract.
The three-business-day clock
The clock usually starts when both parties have signed and the executed contract is delivered to the attorneys. Business days do not include weekends or legal holidays. While three business days is common, you can agree in writing to shorten or extend that period.
During this time, only written communications count. Verbal promises are not binding. Make sure any changes or approvals are documented in writing by the attorneys.
What can happen during review
- Approval as written. Your attorney confirms the contract as is and the deal moves forward.
- Approval with changes. Attorneys exchange written amendments that both sides accept, such as inspection timelines or closing date tweaks.
- Disapproval and cancellation. If your attorney sends timely written disapproval, the contract is canceled and your deposit is handled per the escrow provisions.
Attorney review is separate from inspection and mortgage contingencies. Do not assume those protections are automatic. Your attorney can confirm or add the right language during this window.
What attorneys typically review and adjust
- Title and deed type, plus any easements or restrictions.
- Closing date, occupancy, and possession language.
- Inspection rights and repair obligations, including “as is” terms and any credits or holdbacks.
- Mortgage contingency details and seller cooperation.
- Prorations for taxes and utilities, HOA obligations if applicable.
- Municipal items like certificates of occupancy and building permits.
- Broker commission language when needed.
Attorneys also kick off due diligence, including title orders, tax and lien checks, municipal record reviews for open permits or violations, surveys, and inspection scheduling.
Glen Rock buyer checklist for the review window
Move fast once your offer is accepted and signed. Use this three-day window well:
- Hire a New Jersey real estate attorney early so you’re ready the moment your offer is accepted.
- Send the executed contract to your attorney and confirm when the clock started.
- Schedule a full home inspection immediately. Many inspectors can complete it within the review period.
- Order a title search and ask the seller for any existing survey. Request an updated survey if needed.
- Ask for municipal and property documents through your broker or attorney, including certificate or CO details, recent tax bills, and any seller disclosures.
- If the home is part of an HOA or condo, request bylaws, financials, and resale documents right away.
- Check FEMA flood designations for the address if you have stormwater concerns.
- For homes built before 1978, make sure you receive the lead-based paint disclosure and consider testing.
- Confirm sewer connection for the property. Most Glen Rock homes are on municipal sewer, but verify for the address.
- Coordinate with your lender to keep your mortgage process moving. Have pre-approval and deposit funds ready.
Glen Rock specifics to keep in mind
- Older homes. Glen Rock has many homes from the early to mid 20th century. Ask your inspector about common age-related issues like knob-and-tube wiring, older boilers, or original plumbing. Lead-based paint can be a risk in pre-1978 homes.
- Municipal checks. Use your attorney and agent to confirm open permits, required municipal inspections, and any local ordinances that could affect renovations or move-in timing.
- Property taxes. Bergen County taxes can be higher relative to some parts of New Jersey. Review recent tax bills and understand how prorations will work at closing.
- Flood and storms. Glen Rock is inland, but you should still verify the specific property’s flood zone status and discuss insurance implications with your provider.
- Schools and neighborhood details. If schools matter to your plans, confirm enrollment policies directly with the district. Keep your attorney looped in on any timing considerations that affect your move.
Risks to avoid in attorney review
- Waiving attorney review. Some buyers consider waiving review to look stronger, but this removes a key protection. Without it, you could be locked into unfavorable terms.
- Delaying inspections. If you wait until after review ends, you may lose leverage to negotiate repairs or credits. Schedule quickly and keep your attorney updated.
- Misreading “as is.” An “as is” clause limits seller repairs, but you may still negotiate credits or decide to walk away during review if serious defects are uncovered.
- Missing municipal issues. Unresolved permits or a missing certificate can delay closing or lead to costly fixes. Confirm municipal compliance early.
How attorney review fits your overall timeline
- Offer accepted and the Agreement of Sale is signed by both parties. Attorney review clock starts.
- Attorney review period: typically three business days. Inspections, title order, HOA and municipal checks often begin here.
- After approval or agreed amendments: the contract is binding. You proceed with mortgage milestones and any negotiated repair process under the contract.
- Closing window: often 30 to 60 days after acceptance, depending on lender timelines and negotiated terms. Follow the dates in your contract.
Next steps for Glen Rock buyers
- Engage a New Jersey real estate attorney as early as possible.
- Confirm exactly when your three-business-day clock starts.
- Schedule inspections immediately and share findings with your attorney.
- Order title and request municipal and HOA documents without delay.
- Keep your lender updated so financing stays on schedule.
If you want a guided experience from first showing through closing, connect with a local expert who knows Glen Rock’s housing stock and municipal process. For concierge buyer support and seamless coordination with your attorney and lender, reach out to M. Kim Damion.
FAQs
How long is attorney review in New Jersey contracts?
- The period is commonly three business days, unless the parties agree to a different timeline in writing.
Can the seller cancel during attorney review too?
- Yes. Both the buyer’s and seller’s attorneys can disapprove and cancel by sending written notice within the review period.
What happens to my deposit if the contract is canceled in review?
- If written disapproval is delivered on time, the contract is typically voided and the deposit is handled per the escrow terms in the contract.
Do I automatically have an inspection contingency in NJ?
- No. Inspection rights and timelines are not automatic. Your attorney should confirm or add the right contract language during review.
Can I still inspect if review already ended?
- You can if the contract allows it, but you may have less leverage to cancel or negotiate repairs unless those contingencies were preserved during attorney review.
What should I prioritize in Glen Rock during review?
- Move fast on inspections, title, and municipal checks. For older homes, focus on electrical, heating systems, plumbing, and potential lead-based paint, and verify flood zone and sewer connection for the specific address.
