You finally got an accepted offer on a Ridgewood home. Now what? In New Jersey, your next few days are critical because the contract is not fully binding yet. You have a short window to let an attorney review, edit, or even cancel the contract before you’re locked in. In this guide, you’ll learn exactly how the attorney review works, what to do first, and how to keep your purchase on track. Let’s dive in.
What attorney review means in NJ
New Jersey uses a standard attorney review period in most residential sales. After both parties sign the contract, there is a short window when either side’s attorney can cancel the deal or propose written changes. This gives you a chance to confirm the terms, fix issues, and protect your interests.
The standard period is three business days from the date the fully signed contract is executed. The exact length comes from your contract form, so check the language. If attorneys agree to remove the review in writing, the contract becomes binding. If an attorney cancels within the window, the contract ends and any deposit is handled per the contract.
Before review is removed, neither side is fully bound. After removal, contract remedies apply if a party fails to perform. That is why these first days matter so much.
Ridgewood timeline from offer to binding
Below is a common timeline used in Bergen County. Always follow the dates in your specific contract.
Step 1: Offer and acceptance
- You submit an offer in writing. The seller accepts, rejects, or counters.
- Once both sides sign, the contract is executed and the attorney review period starts.
- In active markets like Ridgewood, this back and forth often happens within 24 to 72 hours.
Step 2: Attorney review starts
- Standard window: 3 business days to rescind or propose changes in writing.
- An attorney must act in writing to remove or modify review. Silence does not remove it.
Step 3: Inspections during review
- Many buyers schedule the home inspection right away to stay on schedule.
- If the home was built before 1978, confirm lead paint disclosures. Add radon, pest, chimney, HVAC, and structural checks as needed.
- For condos or HOA communities, request documents immediately so you have time to review.
Step 4: Remove attorney review
- Attorneys may negotiate clarifications on inspections, deadlines, title, or cost allocations.
- If attorneys agree, or your attorney removes review unconditionally, the contract becomes binding.
- If an attorney cancels within the window, the contract ends and the deposit is handled under the contract terms.
Step 5: Post-binding contingencies
- After review is removed, other contingencies continue, such as mortgage approval, appraisal, and title.
- Mortgage commitment often runs 30 to 45 days, with shorter windows for inspection follow-ups.
Step 6: Closing prep
- Title search, title insurance commitment, municipal searches, lender underwriting, and final walk-through take place.
- Closing commonly occurs 30 to 60 days after review is removed, depending on lender and contingency timelines.
Key contingencies to know
Most New Jersey contracts include several standard protections. These are the big ones to watch:
- Home inspection contingency. Often includes radon, wood-destroying insects, chimney, and major systems.
- Mortgage or financing contingency. Allows you to cancel if you cannot obtain financing as outlined in the contract.
- Appraisal contingency. Often required by lenders and tied to loan approval.
- Title contingency. The seller must deliver clear title, free of liens or judgments, per the contract.
- Condo or HOA document review. Applies if the property is part of an association.
- Sale contingency. Less common in very competitive situations, but sometimes needed if you must sell a current home first.
Your action checklist for attorney review
You can save time and stress by acting quickly once your offer is accepted.
- Hire an experienced New Jersey real estate attorney right away so they can act within the 3-day window.
- Schedule your home inspection immediately. Ask for first available appointments.
- Confirm earnest deposit instructions and timing. Make sure funds arrive with the correct party as stated in the contract.
- Start your loan application or send any remaining documents to your lender so underwriting can begin.
- For condos or HOAs, request association documents on day one. Track any review deadlines.
Local Ridgewood considerations
Ridgewood has many older homes with unique features. During inspections and review, pay attention to:
- Older systems and materials. Watch for knob-and-tube wiring, plumbing updates, roof and foundation age, and any historic district considerations.
- Lead-based paint. Homes built before 1978 require a specific disclosure and may need further evaluation.
- Water and flood risk. Review any history of basement water and check flood mapping for properties near waterways.
- Municipal requirements. Ridgewood may have permits or certificates tied to past renovations. Your attorney and agent can help verify records and history with the local building department.
How your agent keeps deals on track
A strong agent helps you move quickly and cleanly through attorney review and beyond. Here is how your agent typically supports the process:
- Sends the fully executed contract to both attorneys and confirms receipt.
- Confirms escrow deposit instructions and follows up until funds clear.
- Coordinates inspections and access, and arranges vendor estimates if repairs are expected.
- Requests and tracks condo or HOA documents, then flags any deadlines.
- Manages a shared timeline for attorney review, inspections, appraisal, mortgage, and closing.
- Relays attorney requests and edits promptly so no deadlines are missed.
In Bergen County, local relationships make a difference. Attorneys, title companies, and municipal offices often move faster when your team already knows the process and the people.
NJ vs NY attorney practice basics
If you are moving from New York, the timing of legal review is the biggest difference you will notice.
- New Jersey. The contract is often signed first on standard forms. Then you get a short post-signing window, commonly 3 business days, for attorneys to cancel or modify terms.
- New York. There is usually no automatic post-signing review period in standard residential deals. Attorneys often review and negotiate before signatures, and the contract is typically binding once both sides sign.
The practical takeaway is timing. In New Jersey, speed during those three days is critical. In New York, attorney involvement typically happens earlier so you are not bound to terms you have not reviewed.
Common pitfalls and how to avoid them
- Missing the review deadline. You could lose the right to cancel under that clause. Start the clock on day one and have your attorney ready.
- Scheduling inspections too late. This compresses negotiations or forces extensions. Book inspections as soon as the property is available.
- Mishandling earnest money. Confusion about where to send funds can cause disputes. Follow the contract instructions and confirm receipt.
- Condo or HOA document delays. Your review period can expire without enough information. Request documents immediately and track timelines.
- Overlooking municipal items. Unknown permits or code issues can delay closing. Ask your attorney to order searches early and verify records with the borough.
Keep your timeline clean
A clear plan makes all the difference during attorney review. Know your three business day window, schedule inspections early, confirm deposit logistics, and keep communication flowing among your attorney, agent, and lender. With a tight process, you can move from accepted offer to binding contract with confidence.
Ready to buy in Ridgewood or nearby Bergen County communities? Connect with a local team that blends white-glove service with proven systems. Reach out to Michele DeStefano for step-by-step guidance from offer through closing.
FAQs
When does the 3 business days start in New Jersey?
- It generally starts when both buyer and seller have signed the contract, based on the executed date shown in the agreement, so confirm the exact start date in your contract language.
Can I waive attorney review to be more competitive in Ridgewood?
- You can, and some buyers do, but it increases legal risk, so speak with an attorney before waiving or shortening the review period.
What happens to my deposit if the attorney cancels during review?
- If an attorney cancels properly within the review window, the contract typically provides for the deposit to be returned to the buyer, subject to the escrow terms in the contract.
How long from review removal to closing in Bergen County?
- Many deals close within 30 to 60 days after review is removed, depending on lender timelines and how quickly contingencies like appraisal and title clear.
Do cash buyers still need an attorney in New Jersey?
- Yes, it is strongly recommended because attorneys handle title issues, deed and closing documents, and help ensure a clear and proper transfer even without a loan.
