Guide
From contract to keys
A typical financed home purchase in South Carolina, step by step: what we do at each stage, what you do, and what can slow it down.
This page is general information about South Carolina real estate, not legal advice for your situation. Laws change, rules differ by state and facts matter. Reading it does not make Tidemark your lawyer.
The seven steps
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Day 0
Day 0
Step 1: Contract signed
Your agent sends us the signed contract. We open the file, confirm who we represent in writing and send you a flat-fee quote if you don't have one.
Your part
Send us the contract, or ask your agent to. Read our engagement letter and reply with any questions.
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Days 1 to 7
Days 1 to 7
Step 2: Title search ordered
We search the county records for owners, mortgages, liens, judgments and easements. Your coordinator emails you a short summary.
Your part
Nothing yet. Order your home inspection and, if you want one, a survey.
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Days 7 to 14
Days 7 to 14
Step 3: Title commitment and survey
We issue the title insurance commitment and review the survey, if you ordered one. Anything that needs fixing goes on a list with a date.
Your part
Read the title summary we email you. Ask us about anything you don't recognize.
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Days 14 to 25
Days 14 to 25
Step 4: Lender clears to close
Your lender finishes underwriting. We trade documents with them and confirm the payoff for the seller's loan.
Your part
Answer your lender quickly. Don't open new credit or change jobs before closing.
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3 business days before
3 business days before
Step 5: Closing Disclosure review
For most mortgage loans you get your Closing Disclosure at least three business days before closing. We go through it with you line by line.
Your part
Read your Closing Disclosure with us. Confirm wiring instructions by phone.
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Closing day
Closing day
Step 6: Signing at the table
About an hour. Bring a photo ID and the certified or wired funds the statement shows. Never wire money based on an email alone: call us first.
Your part
Bring a photo ID. Wire or bring certified funds as the statement shows.
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After closing
After closing
Step 7: Recording and payouts
We record the deed and mortgage with the county, pay off the old loan, disburse funds and send your final owner's policy when it issues.
Your part
Keep your copies. Watch for the owner's title policy in the mail.
What can move a closing date
Most closings land on the contract date. When one doesn't, it is usually one of these. We tell you the day we see it.
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A title problem
An unreleased mortgage, a judgment or a missing heir. Most are fixable, some take weeks.
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Loan conditions
The lender asks for one more document. Fast answers keep the date.
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A low appraisal
The contract and your agent decide what happens next.
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HOA paperwork
Some associations take ten days or more to issue a payoff letter.
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Survey questions
An encroachment or a flood zone change can need a conversation.
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Funds not arrived
Wire early in the day. Confirm by phone, never by email.
Example closing costs
Line by line, as ranges, for your price.
Residential closings
Flat fees for buyers, sellers and refinances.
Closing questions
Choosing an attorney, what to bring, closing remotely.
Tidemark's attorneys are licensed in South Carolina only. This site explains how things usually work in South Carolina. Real estate rules differ from state to state.
Contract signed? Start the clock with us.
Tell us the property, the deadline and who is involved. We reply within one business day with a written flat fee or a time to talk.