What Happens Between Accepting an Offer and Settlement When I Sell My Home in Bel Air, Maryland?
What Happens Between Accepting an Offer and Settlement When I Sell My Home in Bel Air, Maryland?
Once you accept an offer on your Bel Air home, you're "under contract," but you haven't sold the house yet.
Between the accepted offer and settlement, a series of steps has to happen before the deal is final.
In most Maryland sales, that includes:
The buyer's earnest money deposit
Delivery of your disclosures and any required addenda
The buyer's home inspection and any repair negotiation
The appraisal, if the buyer is financing
The buyer's loan approval
Title work by the settlement company
Your move-out and the final walkthrough
Settlement, where documents are signed and the sale becomes final
Each of those steps runs on dates set in your contract.
Your contract controls the timing, not a general rule.
Your job during this stretch is mostly to keep your home in the same condition, respond quickly to requests, and plan your move.
Your agent's job is to track every date, keep everyone talking, and help you work through anything that comes up.
Jennifer Fitze is a Realtor, Associate Broker with COMPASS in Bel Air, Maryland, helping buyers and sellers throughout Bel Air and Harford County make informed real estate decisions.
What Does "Under Contract" Actually Mean?
"Under contract" means you and the buyer have both signed the contract and agreed on every term.
In Maryland, that point is often called ratification.
From that moment, the clock starts on the deadlines written into the contract.
But most contracts include contingencies.
A contingency is a condition that has to be met, or removed, before the sale goes forward.
Common contingencies include:
Home inspection
Financing, meaning the buyer's loan
Appraisal
Sale of the buyer's current home, in some contracts
While contingencies are open, the buyer may have a way out of the contract, depending on how the contingency is written.
That's why "under contract" isn't the finish line.
It's the start of the final stretch.
What Happens Right After I Accept the Offer?
The first few days are busy.
Here's what usually happens early on:
The contract goes to the settlement company.
Your agent or the buyer's agent sends the ratified contract to the title company or settlement attorney handling the closing.
The buyer delivers the earnest money deposit.
The deposit is the buyer's good-faith money. When it's due, how much it is, and who holds it are all set by your contract.
Disclosures and addenda are confirmed.
In Maryland, most residential sellers give the buyer either a disclosure statement or a disclaimer statement under Section 10-702 of the Maryland Real Property Article. It's supposed to be delivered on or before the contract.
If the buyer doesn't get it by then, Maryland law gives the buyer a right to rescind, which can be used before they receive it or within 5 days after.
That's one reason your agent makes sure it's signed and in the file from the start.
If your home was built before 1978, federal lead-based paint disclosure rules also apply.
The buyer starts scheduling.
The buyer's agent books the home inspection, and the buyer moves forward with their lender.
Everyone's calendar fills up.
Your agent should give you a timeline of every contract date, so you know what's coming and when.
What Happens During the Buyer's Home Inspection?
Most buyers order a home inspection.
The inspection period, and what the buyer can do after it, depend on your contract.
During the inspection:
The buyer's inspector looks at the home's visible, accessible systems and components
The buyer and their agent usually attend
You're usually asked to be away from the home
Specialty inspections, like radon, wood-destroying insects, or well and septic, may be scheduled too
After the inspection, the buyer may:
Move forward with no requests
Ask for repairs
Ask for a credit or a price change
Cancel, if the contract allows it
If the buyer sends a request, you can usually agree, decline, or counter.
Your agent will help you sort what's reasonable from what isn't, and how each choice could affect the deal.
Keep in mind that a credit may be limited by the buyer's loan program, so the buyer's lender is often part of that conversation.
Once the inspection contingency is resolved, one of the bigger hurdles is behind you.
What Happens With the Appraisal?
If the buyer is getting a mortgage, the lender will usually order an appraisal.
An appraiser looks at your home and recent comparable sales, and gives the lender an opinion of value.
The lender wants to know the home is worth at least what it's lending against.
What you need to do:
Keep the home clean and easy to access
Make sure the appraiser can get into every area, including the attic, basement, and any outbuildings
Share a list of updates and improvements with your agent ahead of time
If the appraisal comes in at or above the contract price, things usually keep moving.
If it comes in low, the contract usually decides what happens next.
Options can include a price change, the buyer covering some of the difference, a split, or, depending on the contract, the buyer canceling.
Cash buyers may not need an appraisal at all, unless they choose to get one or the contract calls for it.
What Happens With the Buyer's Loan?
While the inspection and appraisal are going on, the buyer's lender is working through underwriting.
Underwriting is the lender's review of the buyer's income, assets, credit, and the property itself.
As the seller, you don't manage the buyer's loan.
But it affects your timeline.
What usually happens:
The buyer submits documents to the lender
The lender reviews the appraisal and the title work
The lender may ask for more documents
The loan moves toward final approval, often called "clear to close"
Your contract may include a financing contingency with its own deadline.
That deadline matters, because it can affect whether the buyer can still cancel and what happens to the deposit.
Your agent stays in touch with the buyer's agent and, when appropriate, the lender, so you're not surprised by a delay.
What Does the Title Company or Settlement Attorney Do?
The settlement company handles the paperwork side of the sale.
In Maryland, that's usually a title company or a settlement attorney, often chosen by the buyer.
Their work usually includes:
Searching the public records for the property's ownership history
Finding liens, judgments, or anything else that needs to be cleared
Ordering payoff figures for your mortgage or home equity line
Preparing the settlement statement, which shows every dollar in and out
Coordinating the deed and the recording of the sale
Collecting and paying out funds at settlement
What you may be asked for:
Your mortgage and home equity loan information
Contact information for your HOA or condo association, if you have one
Your forwarding address
Information about anyone else on the title
If title turns up an issue, like an old lien that was paid but never released, it's much easier to fix early than in the last week.
Respond to the settlement company's requests quickly.
What If My Home Is in an HOA or Condo?
If your home is in a homeowners association or condominium, there are extra steps.
Maryland law requires you to provide certain documents to the buyer.
For an HOA (Section 11B-106):
The disclosures are due on or before the contract, or within 20 calendar days after.
If the buyer receives them less than 5 days before signing, the buyer has 5 calendar days to cancel.
For a condo (Section 11-135):
The resale documents and certificate are due no later than 15 days before closing.
The buyer has 7 days after receiving everything to cancel.
The association has 20 days after a written request to provide the documents.
That's why it helps to request them early, ideally right after you go under contract, or even before you list.
What Should I Do With My Home While I'm Under Contract?
Treat your home as if it's already been promised to someone, because it has.
Here's what helps:
Keep up normal maintenance. Mow, keep the heat or air running, and handle small issues.
Don't remove anything that conveys. Fixtures and anything listed in the contract stay, unless the contract says otherwise.
Finish agreed repairs by the date in your agreement, using licensed contractors where needed.
Keep every receipt for repair work, and get them to your agent.
Don't make big changes to the home without talking to your agent first.
Keep homeowner's insurance in place until settlement.
Stay reachable, since documents and requests can come up quickly.
If something unexpected happens, like a storm or a leak, tell your agent right away.
When Should I Start Packing and Moving?
Start sooner than you think.
Once the inspection is resolved, many sellers start packing seriously.
Things to plan:
Book movers early, since good movers fill their calendars
Schedule utility shutoffs and transfers for settlement day, not before
Forward your mail
Cancel or move services like internet, trash, and lawn care
Plan where you're going, especially if you're buying another home at the same time
When the buyer gets possession is set in your contract.
Often it's at settlement, but some sales include a different arrangement, like a short rent-back.
If you need extra time after settlement, talk to your agent before you sign the contract, or as early as possible after.
What Happens at the Final Walkthrough?
Shortly before settlement, the buyer usually does a final walkthrough.
The walkthrough is the buyer's chance to confirm:
The home is in the condition the contract requires
Agreed repairs were made
Items that convey are still there
Systems and appliances are working
Nothing has been damaged during the move
To prepare:
Have the home empty, or as close as possible
Leave it broom-clean
Leave keys, garage door openers, and codes for the buyer
Leave repair receipts and any manuals or warranties
Leave utilities on
When the walkthrough goes smoothly, settlement usually does too.
What Happens at Settlement?
Settlement is where the sale becomes final.
On or around settlement day:
You sign the deed and other closing documents
The buyer signs their loan documents and brings their funds
The settlement company pays off your mortgage and any liens
Your costs, like your share of taxes and commissions, are paid from your proceeds
The remaining proceeds go to you, usually by wire or check
The deed is recorded with the county
Some sellers sign at the settlement table.
Others sign in advance, sometimes with a mobile notary, depending on what the settlement company allows.
If you can't be there in person, ask your agent and the settlement company early about your options.
One important safety step: never wire money or send bank details based only on an email.
Wire fraud targets real estate closings.
Confirm any wiring instructions by calling the settlement company at a number you already know is real.
Scenario #1: The Smooth Sale
A Bel Air seller accepts an offer from a financed buyer.
The buyer's inspection turns up a few small items, and the seller agrees to two repairs.
The appraisal comes in at the contract price, the loan is approved on schedule, and the walkthrough goes fine.
The lesson: even a smooth sale has several steps, and staying on top of each date keeps it smooth.
Scenario #2: The Inspection Negotiation
A Harford County seller gets a long repair request after the buyer's inspection.
With their agent, they sort the list into safety items, big systems, and small maintenance.
They agree to fix the safety items, offer a credit for one larger item, and decline the cosmetic requests.
The buyer agrees, and the deal moves forward.
The lesson: an inspection request is the start of a conversation, not a final demand.
Scenario #3: The HOA Document Delay
A seller in a Bel Air community with an HOA waits until after ratification to request the resale documents.
The association takes most of its allowed time to respond.
Because the buyer's cancel window doesn't start until they receive the documents, the delay keeps the deal uncertain longer than it needed to be.
The lesson: request HOA or condo documents early.
Scenario #4: The Old Lien
The title search on a long-time owner's home turns up an old home equity line that was paid off years ago, but never released in the land records.
Because the seller responds quickly and the settlement company gets the lender to issue a release, it's handled well before settlement.
The lesson: fast responses to title requests can head off last-minute problems.
Scenario #5: The Seller Who Needs a Little More Time
A seller is buying another home and needs a few extra days after settlement to move.
Their agent raises it during negotiations, and the contract includes a short post-settlement occupancy agreement.
The lesson: if you need more time, ask for it in writing, early.
Common Mistake: Thinking the Deal Is Done at Acceptance
An accepted offer is a big step, but contingencies can still change things.
Stay engaged until settlement.
Common Mistake: Missing a Contract Date
Contract deadlines can affect your rights and the buyer's.
Know every date, and ask your agent if you're unsure.
Common Mistake: Waiting on HOA or Condo Documents
Associations have time to respond, and the buyer's review window depends on when they receive them.
Request documents early.
Common Mistake: Making Repairs Without Receipts
The buyer will want proof the work was done.
Keep invoices, and use licensed contractors where required.
Common Mistake: Turning Off Utilities Too Soon
The walkthrough, and sometimes the appraisal, need power, water, and heat or air.
Schedule shutoffs for settlement day.
Common Mistake: Trusting Emailed Wiring Instructions
Wire fraud targets closings.
Always confirm by phone with a number you know is real.
Jennifer's Local Perspective
I've been helping people buy and sell homes in Bel Air and Harford County for 21 years.
The stretch between an accepted offer and settlement is where a lot of sellers feel the most anxious, because so much of it is out of their hands.
The buyer's inspector, the appraiser, the lender, the title company, and sometimes an HOA all have a part to play.
My job is to keep all of those pieces moving, track every contract date, and tell you what's coming before it arrives.
I also try to head off the problems I see most often: HOA documents requested too late, a title issue nobody knew about, a repair done without a receipt, or utilities shut off before the walkthrough.
For context, homes that sold in Bel Air ZIP codes 21014 and 21015 in September 2026 averaged 29 days on market, according to Bright MLS.
My own listings have averaged 9 days on market since January 1, 2021, based on Bright MLS data I pulled on October 15, 2026.
Getting under contract is only half of it.
Getting from contract to settlement without surprises is what makes a sale feel calm instead of stressful.
Every home and every contract is different, so that's history, not a promise.
What I can promise is that you'll always know where things stand.
Frequently Asked Questions
How long does it take to go from an accepted offer to settlement in Maryland?
It depends on your contract. The settlement date is negotiated between you and the buyer, and it's affected by things like the buyer's loan, inspections, and your own moving plans. Your agent can help you choose a date that works for you.
Can the buyer back out after I accept their offer?
Sometimes. If the contract includes contingencies, like inspection, financing, or appraisal, the buyer may be able to cancel under the terms of those contingencies. What happens to the deposit depends on the contract. Your contract controls.
Do I need to be at settlement in person?
Not always. Some sellers sign at the settlement table, and others sign ahead of time, depending on what the settlement company allows. Ask early if you won't be available.
What do I need to do before the final walkthrough?
Have the home empty or close to it, broom-clean, with utilities on, agreed repairs finished, receipts available, and keys and openers ready for the buyer.
When do I get my money after settlement?
Your proceeds are paid out by the settlement company, usually by wire or check, after the sale is completed. Ask your settlement company about their timing and how they'll confirm your instructions.
What if I need to stay in the home after settlement?
That can sometimes be arranged with a written agreement, like a short rent-back or post-settlement occupancy. Raise it as early as possible, ideally during negotiations.
Can Jennifer Fitze help me get from accepted offer to settlement in Bel Air, Maryland?
Yes. Jennifer Fitze is a Realtor, Associate Broker with COMPASS in Bel Air, Maryland, with 21 years of experience helping sellers throughout Bel Air and Harford County negotiate offers, track every contract date, and get to settlement with fewer surprises.
Final Thoughts
What happens between accepting an offer and settlement when you sell your home in Bel Air, Maryland?
A lot, and it all runs on your contract dates.
That means:
Confirm disclosures and any HOA, condo, or lead paint requirements early
Expect the buyer's inspection, and plan how you'll handle requests
Prepare for the appraisal if the buyer is financing
Respond quickly to the settlement company
Keep the home in the same condition, and keep receipts for repairs
Plan your move, and keep utilities on through settlement
Confirm wiring instructions by phone
An accepted offer is a big moment.
Settlement is when it's done.
Call to Action
Getting ready to sell, or already under contract and wondering what's next?
A no-pressure conversation can help you understand every step between the offer and the closing table.
Jennifer Fitze is a Realtor, Associate Broker with COMPASS in Bel Air, Maryland, helping buyers and sellers throughout Bel Air and Harford County make informed real estate decisions.
Jennifer Fitze
Realtor, Associate Broker
COMPASS
528 S. Main St.
Bel Air, MD 21014
📞 443-504-7830
