FAQs Archive | Page 5 of 6 | Enas Latif Sales Team

Q: How long after closing do I have to move?

Possession is negotiated in the contract. In most cases, buyers receive the keys on closing day and can move immediately. Sometimes sellers need a “rent‐back” period , allowing them to remain in the home for a short time (usually a few days to two weeks) while they finalize their own move. These details should be clearly spelled out in the purchase agreement to avoid misunderstandings. If you need extra time, discuss options with your agent during negotiations. Our Moving Services can help you coordinate a seamless transition so you know exactly when to schedule movers and utilities.

Q: How long does it take to buy a home from start to finish?

The timeline varies by market and personal circumstances, but a typical purchase takes 8–12 weeks from the initial search to move‐in. Here’s a general breakdown: 1) Pre‐approval (a few days) 2) Home search (2–6 weeks depending on inventory) 3) Offer and negotiation (1 week) 4) Contract period (4–6 weeks for inspections, appraisal and underwriting) 5) Closing (1 day) Delays can occur if there are inspection issues, appraisal gaps or title problems, so working with an experienced agent is crucial. Visit our Amherst or Orchard Park pages to understand local market conditions that influence timelines.

Q: When are closing costs due?

Closing costs are typically paid at the closing appointment , which occurs after your mortgage is fully approved and all contingencies are satisfied. You’ll receive a Closing Disclosure at least three business days before closing, detailing your final loan terms and costs. Review this document carefully and ask questions if anything is unclear. On the day of closing, you’ll bring a cashier’s check or arrange a wire transfer to cover the remaining balance. Planning ahead ensures there are no last‐minute delays, explore our Moving Services to coordinate the transition to your new home.

Q: Who pays the closing costs?

Both buyers and sellers contribute to closing costs, though the distribution depends on the transaction and local customs. Buyers usually cover lender‐related fees (application, underwriting, appraisal) and recording fees. Sellers often pay real‐estate commissions and may agree to cover some of the buyer’s costs as part of the negotiation. The total cost for sellers can range from 2% – 4% of the sale price, but including commissions it may be 8% – 10% . Your agent will review the settlement statement with you so there are no surprises on closing day. Learn more by exploring our neighborhood pages, such as Lancaster , to see how closing costs can vary by area.

Q: What are closing costs?

Closing costs are the fees paid to finalize a real‐estate transaction. These costs cover items like loan origination fees, appraisal, title search, legal services, homeowner’s insurance and property taxes. Buyers typically pay 2% – 6% of the purchase price in closing costs, while sellers may pay about 2% – 4% , or up to 8% – 10% when factoring in agent commissions. Actual amounts vary depending on the loan type, property location and local taxes. For an estimate tailored to your situation, review our Get Pre‐Approved resources and consult with a lender.

Q: How long does it take to hear back after submitting an offer?

Response times vary based on market conditions and seller preferences. In a balanced market, sellers typically respond within 24–72 hours , but in competitive situations they may delay while reviewing multiple offers. Sellers can accept, reject or counter your offer. If you receive a counteroffer, you’ll need to respond by the deadline specified, usually within one or two days. To stay proactive, maintain open communication with your agent and be prepared to act quickly. Our team monitors all negotiations closely, so contact us through the Contact Us page for personalized advice.

Q: What contingencies should I include in my offer?

Contingencies protect you if certain conditions aren’t met. The most common contingencies are inspection, financing and appraisal. An inspection contingency allows you to renegotiate or back out if significant defects are discovered. A financing contingency gives you time to secure final mortgage approval. An appraisal contingency ensures the property’s appraised value meets or exceeds the purchase price. Depending on your situation, you might also include a home‐sale contingency (if you need to sell your current home first) or a title contingency (to resolve liens). Keep in mind that fewer contingencies make your offer more attractive, but removing them increases risk. Discuss the best strategy with your agent, and learn more about preparing strong offers on our Get Pre‐Approved page.

Q: How do I determine the right offer price?

Your offer price should reflect both your budget and the home’s market value. Start by reviewing recent comparable sales in the neighborhood (commonly called “comps”), looking at factors such as size, age, condition and location. Current market trends, such as low inventory or rising interest rates can influence whether you need to offer above the list price to remain competitive. An experienced agent will prepare a comparative market analysis and guide you on an appropriate range. We also recommend reading our 2025 Housing Outlook to understand local trends. Ultimately, the best offer is one that meets your needs and stands out to the seller without overextending your budget.

Q: How much does a home inspection cost?

Home inspection costs vary based on the size, age and location of the property. In New York, the average inspection costs $325–$425 , while an inspection in Buffalo typically costs about $312 . Larger homes with more complex systems or additional services (such as radon testing or well/septic evaluations) will increase the price. While it may seem like an added expense, an inspection can save you thousands by revealing hidden problems before you finalize the purchase. We recommend budgeting for this cost early in your home‐buying timeline and using our Moving Services and Preferred Builders resources to connect with local experts.

Q: What does a home inspection include?

A standard home inspection covers all the visible and accessible areas of the property. Inspectors typically review the foundation and basement, exterior walls, roof, attic, plumbing systems, electrical wiring, heating/cooling systems, windows and doors, and major appliances. They also test smoke detectors and look for signs of pests or water damage. Optional add-on inspections, like radon, mold, or sewer line scopes may be recommended depending on the age and location of the home. After the inspection, you’ll receive a written report detailing any issues and suggested repairs. Use this document to negotiate with the seller or plan future maintenance. Find trusted professionals through our Preferred Builders and explore neighborhood information pages like Tonawanda for local insights.