You finally have an accepted offer in Waldwick. Now you keep hearing about “attorney review” and wonder what it means for your timeline and deposit. You are not alone. This short window is a normal part of buying a home in New Jersey, and knowing how it works helps you move with confidence. In this guide, you will learn the timing, what attorneys typically change, Waldwick‑area considerations, and practical steps to keep your deal on track. Let’s dive in.
Attorney review, simply explained
Attorney review is a brief period built into New Jersey’s standard residential purchase contract that lets your attorney review, negotiate, or cancel the signed contract without penalty. It protects you by ensuring a lawyer checks the terms before the agreement becomes fully binding. If both sides are satisfied, the contract continues with any agreed changes. If not, an attorney can cancel within the window.
Timeline: start and end
Under the standard NJAR contract, attorney review typically lasts three business days. The clock usually starts when the fully executed contract is delivered to each party or each party’s attorney, depending on how delivery is defined in the form. Business days do not include weekends or state and federal holidays. If no one cancels and no unaccepted changes are outstanding when the window closes, the contract becomes binding.
You and the seller can agree in writing to shorten or extend this period. Some buyers consider waiving attorney review to compete, but that removes a key safety valve. Treat it as a business decision and consult your attorney before you decide.
What attorneys cover
During review, your attorney focuses on clarity and protection. Common items include:
- Contract and party details, including correct names and property description.
- Deposit and escrow, such as amount, timing, where funds are held, and what happens if the contract is canceled during review.
- Financing language, including a mortgage contingency, deadlines for application and commitment, and what happens if financing fails.
- Inspections, such as home, radon, lead paint, septic or well, environmental items, response deadlines, and whether repairs or credits are allowed.
- Title and survey, including easements, restrictions, encroachments, and seller obligations to clear defects before closing.
- Deed and conveyance, such as deed type and required language.
- Condo or HOA matters, including bylaws, rules, financials, pending assessments or litigation, and required certificates.
- Municipal and occupancy items, like certificates of occupancy or clearances a town may require, tenant issues, and municipal liens or assessments.
- Closing logistics and prorations, including closing date, where closing happens, how taxes and utilities are prorated, and who pays which fees.
- Remedies and defaults, such as liquidated damages, indemnities, and how escrow disputes are handled.
- Property‑specific concerns, including historic restrictions, floodplain issues, septic maintenance, driveway or shared access easements, or survey findings.
Step by step: what to expect
- Day 0: Your offer is accepted and both parties sign the NJAR contract. Copies are delivered to the parties and, if retained, to their attorneys.
- Days 0 to 3: Your attorney reviews the contract and supporting items. They may propose edits that clarify terms, add needed contingencies, or tighten deadlines. Either attorney can cancel the contract by delivering written notice within this window, often by email per the contract’s delivery rules.
- After Day 3: If no one cancels and no unresolved changes are outstanding, the contract becomes binding. Any later tweaks must be handled by a signed amendment.
Waldwick and Bergen County factors
Waldwick and nearby towns in Bergen County include a mix of older single‑family homes, small multifamily properties, and some condo or townhouse communities. In practice, attorneys here often focus on the following:
- Title and access. Older deeds may reference easements or shared driveways. Your attorney will check that the survey and title work match how the property is used today.
- Municipal certificates. Some towns require specific clearances before closing. Your attorney will confirm what the seller must provide.
- Condo and HOA. For townhomes or condos, your attorney will want to see association rules, financials, and any pending assessments.
- Inspections on older homes. You may see items like roof age, chimney liners, heating systems, or lead paint in pre‑1978 homes. Attorneys often tighten inspection language so you can negotiate repairs or credits within set timelines.
- Flood and elevation. Certain areas of Bergen County have flood considerations. It is common to request survey review and ask about flood insurance history.
- Taxes and prorations. Attorneys check proration language and any recent reassessments so closing numbers are accurate.
Example 1: Buying a condo in Waldwick. Your attorney requests all HOA documents and confirms there are no special assessments or pending litigation before review ends.
Example 2: Buying an older single‑family home. Your attorney may add lead paint language and request licensed chimney and heating inspections, plus receipts or permits for major past work.
Buyer checklist
Use this quick list to stay ahead of the curve:
- Secure a strong mortgage pre‑approval before you offer.
- Line up an experienced New Jersey real estate attorney in advance.
- Send your fully executed contract and disclosures to your attorney the same day.
- Schedule your home inspection as early as possible, ideally during the review window.
- Share your must‑haves versus nice‑to‑haves with your attorney to focus negotiations.
- If time is tight, request a written extension of attorney review rather than rushing.
Keep momentum during review
- Align communication. Confirm how notices are delivered under the contract, such as email, and get time‑stamped confirmations.
- Work in parallel. Start your loan application, request HOA documents, and order title or a preliminary report as advised, even while language is finalized.
- Clarify fees. Ask your attorney about their fee structure upfront, such as flat fee or hourly, so you know what to expect.
Your next step
Attorney review moves fast, and small delays can ripple into financing, inspections, and closing. With the right team and a clear plan, you can protect your interests and keep your Waldwick purchase on schedule. If you want local guidance that keeps timelines tight and communication clear, connect with Claudia H. Sanchez for a personalized plan for your next move.
FAQs
How long is New Jersey attorney review for buyers?
- Under the standard NJAR contract it is typically three business days, excluding weekends and state or federal holidays, unless both sides agree in writing to change it.
When does the attorney review clock start in NJ?
- The period usually begins when the fully executed contract is delivered to each party or each party’s attorney, based on the delivery rules in the contract.
Can an attorney cancel my Waldwick home contract during review?
- Yes. Either party’s attorney can cancel by delivering written notice within the review window. If canceled in time, the contract ends without penalty under the contract terms.
What if my attorney proposes changes and the seller says no?
- You can negotiate, but if there is no agreement before the window closes and an attorney has voided the deal, the contract ends. If no one cancels, the original contract becomes binding.
Is attorney review the same as the inspection contingency in NJ?
- No. Attorney review is a short legal review period. Inspection contingencies are separate and allow you to inspect the home and negotiate or terminate based on results within set deadlines.