You’re excited to close on a home in Greenville, but the steps can feel confusing. You may be hearing about attorneys, title work, disclosures, and funding, and wondering who does what and when. This guide breaks down the attorney-led process used in South Carolina so you know exactly what to expect, what to bring, and how to avoid delays. Let’s dive in.
South Carolina closings: the basics
In South Carolina, a licensed attorney typically leads the closing. The attorney opens the file, orders the title search, prepares closing documents, manages the trust or escrow account, coordinates recording, and disburses funds after closing. Title insurance is usually issued by a title insurer, and the attorney coordinates that process.
You will work with several parties:
- Buyer and seller sign paperwork, deliver disclosures, and the buyer brings funds.
- Your agents coordinate inspections, contract terms, and logistics, and help manage earnest money per the contract.
- The closing attorney prepares documents, orders title work, and manages escrow and recording.
- The lender, if you have a loan, underwrites, orders the appraisal, and delivers your Closing Disclosure and loan package.
- The title company issues title insurance. Other providers can include inspectors, surveyors, appraisers, and HOA managers.
Greenville closing timeline, step by step
Day 0 to 3: Contract and earnest money
After both sides sign, the contract becomes binding. Earnest money is delivered to the holder named in the contract, which is often a broker escrow account or an attorney trust account. It is typically deposited within 1 to 3 business days, depending on the contract’s terms.
Days 1 to 14: Title search and commitment
The closing attorney or title company orders a title search to check for liens, easements, or title defects. A title commitment lists what must be cleared before recording. In Greenville County, public records are maintained by the Register of Deeds, and resolving older liens or document issues can add time.
Inspection period: 7 to 14 days
You schedule inspections such as home, termite, radon, or septic if relevant. You may request repairs or credits and negotiate with the seller through your agents. Surveys and contractor access are arranged during this window, and timing follows the contract’s contingency deadlines.
Weeks 3 to 6: Loan and disclosure
If you are financing, your lender completes underwriting and orders an appraisal. You must receive your Closing Disclosure at least three business days before closing for most mortgage loans. The Closing Disclosure summarizes your loan terms, closing costs, prepaids, and cash to close.
Final title clearing: last week
The closing attorney clears title exceptions, obtains seller payoff amounts and any HOA documents, and prepares the final settlement statement. HOA document delivery and mortgage payoff statements are common causes of last-minute delays, so providing information early helps.
Final walk-through: 24 to 48 hours
You and your agent confirm the property is in the agreed condition and any negotiated repairs are complete. If something is not as expected, alert your agent and the closing attorney right away to address it before signing.
Closing day: signing and funds
You sign the deed, affidavits, and loan documents if applicable. The seller signs transfer and payoff documents. The attorney collects signatures, notarizes documents, and finalizes the package for recording. Many attorneys require a wire transfer for your cash to close. Certified checks may be allowed, but personal checks usually are not. Confirm acceptable payment methods with the closing attorney well in advance.
After signing: recording and keys
The lender wires funds to the closing attorney. The attorney records the deed and mortgage with the Greenville County Register of Deeds. After recording, the attorney disburses proceeds, pays off the seller’s mortgage, and pays commissions. Possession and keys follow the terms of your contract and are often tied to recording or a set possession date.
Local Greenville nuances
- Closing location: Most closings occur at attorney offices or local title agencies. Some firms offer mobile notary or limited remote signing, but full e-closings and remote online notarization vary. Confirm options with the attorney early.
- Earnest money holder: In Greenville, either a broker escrow account or an attorney trust account commonly holds earnest money. Follow the exact contract instructions and document the deposit.
- HOA and condos: For HOA or condo properties, resale or estoppel documents may be required. They can take time and include fees, so request them early.
- Typical timing: Many financed Greenville transactions close in about 30 to 45 days from ratification. Some close in 2 to 3 weeks or take 60 or more days based on underwriting, title issues, or contingencies.
What to bring on closing day
For buyers:
- Government-issued photo ID (bring two if requested).
- Proof of homeowners insurance.
- Final wiring confirmation or certified check if allowed by the attorney.
- Any documents the attorney or lender requested.
For sellers:
- Government-issued photo ID.
- Payoff account information for any mortgages or liens.
- Keys, garage remotes, and access codes if possession transfers at closing.
Wire fraud safety
Wire fraud is a real risk in today’s closings. Protect yourself with these steps:
- Always verify wiring instructions by phone using a trusted number from the attorney’s official website or a business card, not an email.
- Do not trust last-minute changes sent by email.
- Ask your bank and the closing attorney about two-factor verification before sending any wire.
- Confirm the wire receipt with the attorney the same day.
Who pays what at closing
Costs and allocations are set by your contract and lender requirements. As a general guide, buyers often pay lender fees, the appraisal, lender’s title policy, and recording related to the mortgage. Sellers typically pay broker commissions and any mortgage or lien payoffs. Owner’s title insurance varies by local custom and negotiation. Clarify who pays for the owner’s policy in your contract.
Closing documents at a glance
- Buyer documents: The Closing Disclosure outlines your loan terms, costs, and cash to close and must be received at least three business days before you sign loan documents. If it changes materially within that window, the three-day period may restart.
- Seller documents: The seller usually receives a settlement statement that details payoffs, costs, and net proceeds.
- Other documents: Expect the deed, note and mortgage if you have a loan, affidavits, and tax and HOA paperwork.
Common delays and how to avoid them
- Title issues or unresolved liens. Respond quickly to requests from the attorney so items can be cleared.
- HOA or condo documents. Order early and confirm fees and delivery times.
- Appraisal or underwriting slowdowns. Provide lender documents promptly and keep employment and credit stable until closing.
- Payoff statements. Sellers should request payoffs early and confirm any special requirements with their servicer.
- Scheduling conflicts. Arrange signers, IDs, and mobile notary needs well in advance.
Ready for next steps?
If you want a smooth Greenville closing, start early with clear timelines, confirm how funds will be delivered, and stay in close contact with your lender and closing attorney. When you are ready to buy or sell, connect with a local expert who will guide you from contract to keys. Reach out to Rhonda Stevens for step-by-step support.
FAQs
In Greenville, who holds earnest money?
- The contract controls who holds earnest money. It is commonly held by a broker escrow account or an attorney trust account, and timing to deposit is usually 1 to 3 business days per the contract.
Who pays for an owner’s title policy in South Carolina?
- Payment for an owner’s title policy varies by local custom and negotiation. Your contract should specify who pays, and your closing attorney can explain options.
What is the Closing Disclosure and the three-day rule?
- The Closing Disclosure lists your loan terms and closing costs. For most mortgages, you must receive it at least three business days before closing; material changes can restart the three-day period.
When do I get the keys after signing in Greenville?
- Keys and possession follow your contract. Many transactions transfer possession after the deed is recorded and funds are disbursed, which can be the same day or the next business day.
Can I close remotely in Greenville?
- Some local firms offer mobile notary or limited remote signing, but full e-closings or remote online notarization are not universally available. Confirm your options with the closing attorney early.
