Under Contract in Lancaster, PA: Your Step-by-Step Guide From Accepted Offer to Keys (2025)
Under Contract in Lancaster, PA: Your Step-by-Step Guide From Accepted Offer to Keys (2025)
Congrats—your offer was accepted! Now the real work begins. Use this Lancaster- and Pennsylvania-specific checklist to go from “under contract” to closing day smoothly. We’ll cover counters and signatures, earnest money (deposit) timing and security, inspections (with real local pricing), appraisals (Conventional vs. FHA vs. VA), mortgage milestones, your Closing Disclosure and ALTA settlement statement, utilities, final walk-through, and move-in day.
Who this is for: Homebuyers in Lancaster & York, PA who want a clear, linear roadmap after an offer is accepted.
Local note: Timelines in Pennsylvania are governed by what’s written in your Agreement of Sale. When in doubt, follow your contract deadlines exactly.
Disclaimer: This article is educational for Lancaster/York PA buyers. It’s not legal, lending, or tax advice. Always follow your signed contract, lender directives, and title company instructions.
1) Execute counters & addenda (same day if possible)
Make sure every counter or revision is fully signed by all parties. Your agent will circulate final PDFs for your records.
Save/print the fully executed Agreement of Sale (with all addenda). You’ll need it for your lender, inspections, and insurance.
2) Deposit (Earnest Money): Timing, methods & wire safety
When is it due? In PA, the timeline is set by your contract. Five (5) days after execution is common locally, but it’s negotiable—some contracts shorten or extend it. If your contract says “5 days,” you start counting the day after execution (e.g., executed Monday → Day 1 is Tuesday).
How to pay:
Wire transfer (most common for speed)
Cashier’s / bank check (coordinate delivery with the holder of escrow—listing brokerage or title/escrow)
Avoid personal checks unless the escrow holder explicitly allows them.
Wire-fraud safety (non-negotiable):
Call a known number (from your agent’s intro email, your title company’s website, or a business card) to confirm wiring instructions before sending money—never rely on phone numbers inside an email that contains wire instructions.
Be suspicious of last-minute changes to wiring instructions.
After sending, confirm receipt by calling the title company at the same verified number.
Missed deposit deadline? It can jeopardize the deal. If you anticipate a delay, tell your agent before the deadline so they can seek a written extension.
3) Lock in lending & submit docs (Day 0–3)
E-sign loan disclosures from your lender and keep uploading any requested documents (pay stubs, W-2s/1099s, bank statements, gift letters, large-deposit explanations, etc.).
Ask your lender when they’ll order the appraisal (often happens soon after disclosures).
If you haven’t yet, select your homeowners insurance and have your agent send the Executed Contract to the insurance agent and the title company.
4) Order inspections (Day 1–2) + real local costs
Schedule these quickly so you have enough time to review and reply within your contingency window.
Common inspections (pick what fits the home): General home inspection, WDI/termite, radon, sewer scope, chimney, oil tank scan, water quality (for wells), septic (if on-site).
Example local pricing (Homechek® – serves Lancaster & York; 2025 fee sheet):
Home inspection: $395
WDI/termite with home inspection: $100 (or $125 standalone)
Radon (with home inspection): $125
Water potability panels: $120–$225 (FHA/VA/USDA set often $225)
Sewer scope: $250
Septic inspection: $250 + pumping (if needed)
(Prices subject to change; verify at booking.) Home Inspections
Who books & pays? Buyers typically book and pay inspectors directly. A good local firm that covers York/Lancaster is Homechek, Inc. Home Inspections
5) Read your inspection report like a pro
Focus on health, safety, and major systems: roof, structure, electrical hazards, plumbing leaks, HVAC, significant moisture, failed appliances, environmental concerns (radon, water potability).
Minor/“honey-do” items are common and usually not grounds for major renegotiation.
6) Inspection reply & negotiations (strict deadlines)
Your contract sets two clocks: the inspection period (to complete inspections and deliver reports) and the reply/negotiation window (to request repairs, credits, or accept “as-is”). In our market, buyers often prioritize big, unforeseen issues for credits/repairs rather than using inspections to re-trade every small item.
Pro tip: Put requested repairs/credits in writing with supporting report pages/photos. If you’re asking for a credit, we’ll coordinate with your lender and title to ensure it fits loan and seller-assist rules.
7) Appraisal 101 (ordered by your lender)
The appraiser confirms the home’s market value and checks minimum property standards that depend on the loan type:
Conventional (Fannie/Freddie): Appraisals can close “as-is” if issues are minor and don’t affect safety, soundness, or structural integrity. Significant issues require “subject-to” repairs before closing or proof of completion. selling-guide.fanniemae.com+1
FHA: The appraiser must flag items that fail FHA’s property acceptability criteria (think: peeling lead-risk paint on pre-1978 homes, missing handrails/GFCIs in wet areas, unsafe systems). Lenders require these to be corrected before they’ll insure the loan. hud.gov
VA: Enforces Minimum Property Requirements (MPRs)—safe water, sound structure, adequate heat/electric, proper drainage, etc.—and will require repairs for deficiencies prior to closing. benefits.va.govbenefits.va.gov
If the appraisal comes in low, you and your agent can negotiate a price reduction, bring additional cash, or use appraisal-gap strategies discussed during offer prep.
8) Title work, Closing Disclosure & ALTA settlement statement
Title search & title insurance: Your title company searches for liens, easements, and ownership issues.
Closing Disclosure (CD): By federal rule, your lender must ensure you receive the CD at least 3 business days before closing. Review it carefully and ask questions immediately. Consumer Financial Protection Bureau
ALTA Settlement Statement: A standardized, line-item accounting of buyer/seller debits and credits you’ll see at closing; it does not replace the CD. Think of CD = lender doc; ALTA = settlement accounting. ALTA.org
9) Clear-to-Close → Final numbers → Cash to close
Keep responding quickly to lender conditions (updated pay stubs, letters of explanation, etc.).
Once underwriting is satisfied, you’ll get Clear-to-Close (CTC) and final numbers (CD + ALTA). Coordinate wire/cashier’s check for cash-to-close with your title company—re-verify wire info by phone before sending. nar.realtor
10) Utilities, insurance & move-in logistics (2–5 days before)
Call to start service (electric, gas, water/sewer, trash, internet) effective closing day.
Confirm homeowners insurance binder is active for the lender & title.
11) Final walk-through (typically within 24 hours of closing)
Bring your inspection resolution list. Verify:
Agreed repairs appear complete (get receipts if promised).
Systems & appliances function; no new leaks/damage; property is in substantially the same condition; seller’s belongings removed unless included.
12) Settlement day: Sign, fund, record, keys!
Bring photo ID and payment method approved by title.
Expect to sign the note, mortgage, and a stack of standard disclosures, plus your ALTA settlement statement; title will handle deed/recording and fund disbursements.
Once funded & recorded: keys! (or lockbox combo/garage openers per your agreement)
13) After you own the home
Change the locks (and smart lock codes).
Test smoke/CO detectors; replace filters.
Save your closing packet for taxes/warranty claims.
Start enjoying Lancaster life—and your new equity.
Handy internal resources (Lancaster-specific)
Home Inspection Checklist for Lancaster PA Buyers – what to expect & prioritize
👉 https://albertlinsdell.com/post/home-inspection-lancaster-pa Albert LinsdellFirst-Time Home Buyer Guide | Lancaster PA Real Estate – loans, payments & offer tactics
👉 https://albertlinsdell.com/post/first-time-home-buyer-lancaster-pa Albert LinsdellVA Loan Benefits in Lancaster County – perks & eligibility
👉 https://albertlinsdell.com/post/VA-loans-lancaster Albert Linsdell2025 FHA Loan Limits in Lancaster County – compare to conventional
👉 Start at the blog hub: https://albertlinsdell.com/blog (find “2025 FHA Loan Limits…”) Albert Linsdell
FAQ
How long is the whole process? Commonly 30–45 days, but your contract and lender/inspection/appraisal turn-times rule the day.
Can I negotiate after inspections? Yes—within your inspection reply window—but focus on material issues.
Will my lender require repairs? Possibly—especially on FHA/VA or if a conventional appraiser marks safety/soundness issues. selling-guide.fanniemae.comhud.govbenefits.va.gov
When do I get final numbers? You must receive the Closing Disclosure at least 3 business days before closing; final ALTA arrives as the title company balances figures.
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