You just signed a contract on a Ridgewood home. Now what? In New Jersey, the attorney review that follows can shape your entire deal. It is short, it is important, and it is your shot to add legal protections before the contract becomes binding. In this guide, you will learn how the three-business-day review works, what changes your attorney can make, and the smart steps to take so you protect your deposit and your timeline. Let’s dive in.
What attorney review is
In New Jersey, most residential contracts include an attorney review clause. It gives both sides’ attorneys a limited window to approve, change, or cancel the agreement. During this period, the contract is not fully binding.
The standard timeframe is three business days. Business days do not include weekends or legal holidays. If no attorney acts within that window, the contract typically becomes binding as written.
If an attorney disapproves or proposes changes during the review, the contract is paused until both sides agree on new terms. If it is canceled properly during review, the buyer’s deposit is usually returned according to the contract’s escrow rules.
How the timeline works
In a typical Ridgewood deal, here is how the sequence often looks from contract to closing.
When the clock starts
The three-business-day clock usually starts when the fully executed contract is delivered to one or both attorneys. Best practice is to confirm delivery and the date in writing. Your agent can help make sure everyone has copies the same day.
How attorney review ends
If an attorney sends a written disapproval or a version with changes during the review, the original contract is not binding until new terms are accepted in writing. If no action is taken by either attorney within three business days, the contract becomes binding as is.
What can change during review
Your attorney can add or refine protections, including:
- Inspection, financing, appraisal, title, and survey contingencies
- Clear deadlines for inspections, repair requests, and mortgage commitment
- Clarification of what stays with the home and key dates for closing and possession
- Escrow or repair holdbacks if work is needed before or shortly after closing
What you and your attorney do
Attorney review is focused and fast. Plan ahead so you can move quickly.
Your attorney’s role
- Review the contract and disclosures for legal risks
- Draft addenda and riders for inspections, financing, appraisal, title, and municipal needs
- Negotiate clarifications and deadlines to protect your deposit and timing
- Flag title or survey issues and request seller action or holdbacks
Your role and your agent’s role
Your agent coordinates steps and timing but does not give legal advice. You will:
- Share your goals and concerns with your attorney on day one
- Schedule inspections as soon as allowed so you do not lose time later
- Keep your lender moving on application, appraisal, and commitment
Your agent will help with logistics, communication, and market context. Your attorney handles legal language and negotiation.
Documents to send day one
Provide your attorney with:
- Fully executed contract and any counteroffers
- Seller disclosures and any lead-based paint forms
- Any inspection reports you already have
- Mortgage pre-approval or lender letters
- Existing survey or title documents if available
- HOA or condo documents if applicable
Key contingencies buyers use
Inspection contingency
Most buyers add a broad inspection contingency that covers a general home inspection and, if needed, specialists such as radon, pest, septic, HVAC, or chimney. You will want a clear number of days to complete inspections and to submit repair requests. Common outcomes include seller repairs, a credit, a price change, acceptance of as-is, or the right to cancel if major defects are found.
Financing and appraisal
A financing contingency protects you if you cannot secure a mortgage commitment by a set date. It usually requires you to apply for the loan and provide documents quickly. An appraisal contingency protects you if the appraised value is below the contract price. Options can include renegotiation, paying the difference, or canceling per agreed terms.
Title, survey, and municipal compliance
Your attorney reviews the title report and can request that the seller clear liens or address exceptions. If survey issues appear, your attorney may request a new or updated survey. For older Bergen County homes, municipal certificates or compliance checks can affect timing. Attorneys often add language for seller responsibility or escrow holdbacks to handle items that cannot be completed before closing.
Inclusions, exclusions, and as-is
You will want a clear list of what stays with the home, such as appliances, light fixtures, and window treatments. If the property is sold as-is, that usually limits the seller’s repair obligations but does not prevent you from inspecting. Your attorney will clarify your rights and remedies if defects appear.
Ridgewood specifics to consider
Ridgewood has many older homes with character and complex systems. That can mean more attention to chimneys, fireplaces, pests, lead-based paint in pre-1978 properties, and potential survey questions. Local municipal processes for certificates can also affect closing dates.
To keep your deal on track, your attorney may recommend targeted inspections, specific deadlines, and, if needed, an escrow holdback so you can close while a seller completes a municipal item after closing.
In competitive situations, some buyers consider shortening or even waiving attorney review to stand out. This increases legal risk. Always discuss the implications with a New Jersey real estate attorney before you decide.
Best practices and risks
Costs and budgeting
Attorney review fees vary by attorney and complexity. Inspections such as home, radon, and pest are additional and should be part of your budget. Ask your attorney for an estimated fee before engagement.
Risks of waiving or shortening
If you waive attorney review, your initial signed offer can become immediately binding, which limits your ability to add protections or clarify terms. Shortening the period compresses negotiations and can lead to missed issues. Weigh the benefits and risks with your attorney before making this move.
Tips to stay on track
- Decide on key contingencies with your attorney before you sign
- Use clear deadlines and specify whether days are business or calendar days
- Confirm delivery times for all notices and agreements in writing
- Schedule inspections immediately and align with your contingency language
- Ask how your deposit is held and when it can be released
Simple buyer checklist
- Send your attorney the executed contract and disclosures the same day
- Confirm when the three-business-day review clock started
- Align on contingencies and deadlines to include in attorney addenda
- Book general and specialized inspections right away
- Verify your earnest money deposit method and recipient per contract
- Ask your lender for the expected timeline to appraisal and commitment
- Request HOA or condo documents immediately if relevant
Practical timeline example
- Day 0: Contract is fully signed and delivered to both attorneys. Deposit is delivered per the contract.
- Days 1–3 business days: Attorney review. Attorneys can approve, disapprove, or negotiate changes.
- After review: Complete inspections within the agreed inspection period, negotiate repairs or credits, and work toward mortgage commitment, often within 30 to 45 days.
- Closing: Commonly 30 to 60 days from binding contract, depending on mortgage, seller needs, and municipal certificates.
Ready to move forward?
A smooth attorney review sets the tone for a smooth closing. If you want a calm, well-coordinated process in Ridgewood, we can help you align the moving pieces with your legal team, inspector, and lender. Reach out to schedule a strategy call with Till Horkenbach to map your next steps.
FAQs
How long is attorney review in New Jersey?
- It is typically three business days from delivery of the signed contract to the attorneys, excluding weekends and legal holidays.
When does the attorney review clock start?
- The clock generally starts when the fully executed contract is delivered to one or both attorneys, so confirm delivery in writing.
Can the sale be canceled during attorney review?
- Yes, either attorney can cancel with written notice within the review period, and the buyer’s deposit is typically returned per the contract’s escrow terms.
What happens if no one acts during review?
- If no attorney sends a written disapproval or changes within three business days, the contract usually becomes binding as written.
Do inspections happen during attorney review?
- Many buyers schedule inspections immediately, but make sure your inspection contingency and deadlines are added during attorney review so results can affect the contract.
What deadlines should I watch after review?
- Common milestones include the inspection period, the repair request deadline, and your mortgage commitment date, all set in your attorney’s addenda.
