What Southern Nevada Sellers Should Expect After Accepting an Offer
Accepting an offer is a major milestone.
But it is not the finish line.
Once your Southern Nevada home goes under contract, the transaction moves into a different phase involving:
ESCROW
TITLE
INSPECTIONS
APPRAISAL
BUYER FINANCING
HOA DOCUMENTS
REPAIRS
FINAL WALKTHROUGH
SIGNING
FUNDING
RECORDING
and eventually:
SOLD.
The closing process can feel complicated because many things begin happening at the same time.
My job is to help you understand:
What is happening.
What you need to do.
What deadlines matter.
What can still change.
And when the sale is actually complete.
UNDER CONTRACT DOES NOT MEAN CLOSED.
The goal now is to move the transaction from:
ACCEPTED OFFER
to:
SUCCESSFUL RECORDING.
WHAT DOES “CLOSING” ACTUALLY MEAN IN SOUTHERN NEVADA?
People often use the word:
“CLOSING”
to describe several different events.
But they are not necessarily the same moment.
You may:
Sign documents.
The buyer may sign documents.
The lender may send funds.
Escrow may receive funds.
The deed may be submitted for recording.
And finally:
Ownership is transferred through the recording process.
In Clark County, deeds transferring real property are recorded with the Clark County Recorder’s Office. The Recorder requires transfer documents to satisfy specific recording requirements, and a Declaration of Value generally accompanies a deed transferring property.
SIGNING DOES NOT AUTOMATICALLY MEAN THE HOME HAS CLOSED.
That distinction is important.
THE SOUTHERN NEVADA CLOSING TEAM
A typical transaction may involve:
YOU — THE SELLER
THE BUYER
ME — YOUR REAL ESTATE AGENT
THE BUYER’S AGENT
ESCROW
TITLE
THE BUYER’S LENDER
APPRAISER
HOME INSPECTOR
HOA / HOA MANAGEMENT COMPANY
REPAIR PROFESSIONALS WHEN NEEDED
INSURANCE PROFESSIONALS
Everyone has a different responsibility.
WHAT DOES ESCROW DO?
Clark County describes escrow as a process in which a disinterested third party handles documents and funds on behalf of the seller and buyer.
In a typical Southern Nevada resale transaction, the escrow/title company may coordinate items such as:
Buyer and seller funds.
Loan payoff information.
Title documents.
Closing documents.
Signing.
Settlement calculations.
Recording preparation.
Distribution of proceeds after closing.
THINK OF ESCROW AS THE TRANSACTION’S CONTROL CENTER.
They are not:
Your real-estate agent.
Your attorney.
Your lender.
But they play a major role in bringing the financial and document side of the transaction together.
WHAT DOES TITLE DO?
Before a buyer takes ownership, the title side of the transaction reviews public records and works to identify matters that may affect ownership.
These can potentially include:
Existing mortgage.
Other liens.
Judgments.
Recorded easements.
Ownership issues.
Other recorded encumbrances.
Clark County defines an encumbrance broadly to include items such as liens, easements and restrictions affecting property.
WHY DOES THAT MATTER TO A SELLER?
Because you generally need to be able to transfer the property according to the contract.
If something appears on title that must be addressed:
WE WANT TO KNOW EARLY.
Not on the morning of closing.
STEP 1 — OPEN ESCROW
After the offer is accepted, the transaction is typically opened with the selected escrow/title company.
They may receive:
The purchase agreement.
Seller information.
Buyer information.
Earnest money.
Lender information.
HOA information.
Other transaction documents.
YOU MAY BE ASKED TO COMPLETE SELLER INFORMATION EARLY.
That can include:
Marital status.
Loan information.
HOA information.
Forwarding address.
Identification.
Banking/wire instructions.
Other escrow forms.
COMPLETE REQUESTS PROMPTLY.
A closing can be delayed by something as simple as:
Missing form.
Missing payoff authorization.
Missing HOA contact.
Incorrect name.
STEP 2 — EARNEST MONEY
The buyer typically delivers earnest money according to the purchase agreement.
The amount and deadline depend on the contract.
Earnest money is generally held through escrow according to the transaction terms.
IMPORTANT:
EARNEST MONEY IS NOT YOUR MONEY YET.
Its ultimate disposition depends on:
The contract.
Closing.
Cancellation rights.
Any dispute.
Other circumstances.
STEP 3 — TITLE REVIEW
The title company begins reviewing the property records.
Possible issues can include:
Existing deed of trust.
Second mortgage.
Home-equity loan.
Judgment.
Lien.
Ownership discrepancy.
Solar-related lien or financing documentation.
Prior recording issue.
DO YOU HAVE MORE THAN ONE LOAN?
Tell me and escrow early.
Examples:
First mortgage.
HELOC.
Second mortgage.
Down-payment assistance second lien.
Solar financing.
Other property-secured debt.
YOUR MORTGAGE DOES NOT DISAPPEAR BECAUSE YOU SELL.
Escrow generally obtains payoff information so that applicable secured debt can be satisfied through closing.
MORTGAGE PAYOFF
Your payoff is not necessarily the same as the principal balance shown on your latest mortgage statement.
The payoff may include:
Remaining principal.
Accrued interest.
Applicable fees.
Other amounts.
DO NOT ESTIMATE YOUR FINAL NET USING ONLY YOUR ONLINE MORTGAGE BALANCE.
We use actual closing figures as they become available.
STEP 4 — SELLER DISCLOSURES
In applicable Nevada residential transactions, seller property-condition disclosure obligations continue to matter.
If you learn about a material property condition after completing your disclosure:
TELL ME.
Do not assume:
“WE’RE ALREADY UNDER CONTRACT, SO IT DOESN’T MATTER.”
A new leak.
HVAC failure.
Pool problem.
Roof damage.
Other material issue.
may need to be addressed appropriately.
THE HOME STILL HAS TO BE MAINTAINED WHILE UNDER CONTRACT.
Until ownership transfers:
It is still your home.
STEP 5 — BUYER INSPECTIONS
The buyer may conduct:
General home inspection.
HVAC inspection.
Pool inspection.
Roof inspection.
Pest inspection.
Sewer or plumbing evaluation.
Other specialty inspections.
depending on the property and buyer.
THIS IS OFTEN THE FIRST MAJOR POST-ACCEPTANCE CHECKPOINT.
The buyer may:
Proceed.
Request repairs.
Request credit.
Request another concession.
Exercise applicable contractual rights.
INSPECTION IS NOT THE SAME AS APPRAISAL.
Inspection asks:
WHAT CONDITION IS THE HOME IN?
Appraisal asks:
WHAT IS THE PROPERTY’S VALUE FOR THE LENDER’S PURPOSE?
IF THE BUYER SENDS A REPAIR REQUEST
Do not panic.
We evaluate:
What was found.
How serious it is.
Whether a qualified professional should evaluate it.
What the contract says.
What the buyer is asking for.
Your current negotiating position.
SOUTHERN NEVADA INSPECTION ITEMS OFTEN GET ATTENTION
Depending on the property:
HVAC
POOL EQUIPMENT
ROOF / TILE / UNDERLAYMENT
PLUMBING
WATER HEATER
IRRIGATION
ELECTRICAL
SOLAR
STUCCO / EXTERIOR
WINDOWS / DOORS
GARAGE SYSTEMS.
HVAC CAN BECOME A BIG DEAL HERE.
A marginal air-conditioning issue that might seem less urgent elsewhere can become very important in:
LAS VEGAS IN JULY.
If a repair is agreed upon:
Complete it properly.
Save receipts/invoices.
Provide documentation when required.
STEP 6 — REPAIR NEGOTIATIONS
If the parties agree to repairs or credits, those terms should be documented appropriately.
Possible outcomes may include:
Seller completes repair.
Seller provides agreed credit.
Buyer accepts issue.
Seller declines request and parties continue negotiating.
Other contractually permitted solution.
DON’T MAKE SIDE DEALS BY TEXT.
If something affects the contract:
GET IT DOCUMENTED PROPERLY.
STEP 7 — THE APPRAISAL
If the buyer is financing, their lender may order an appraisal.
The appraiser provides an independent opinion of value for the lender.
You generally do not:
Choose the appraiser.
Control the appraisal.
Set the appraised value.
BEFORE THE APPRAISER ARRIVES
Keep the property:
Accessible.
Presentable.
Comfortable.
Safe.
If we’ve prepared an appropriate factual improvement list, relevant information may be made available where appropriate.
SOUTHERN NEVADA APPRAISAL DETAILS CAN MATTER
For example:
Pool.
Casita.
Premium lot.
Views.
Garage configuration.
Recent improvements.
Solar structure.
Condition.
Comparable subdivision.
New-construction competition.
APPRAISERS DO NOT SIMPLY ADD THE COST OF YOUR UPGRADES TO THE VALUE.
A:
$70,000 BACKYARD
does not automatically equal:
$70,000 OF APPRAISED VALUE.
Market reaction matters.
WHAT IF THE APPRAISAL IS LOW?
Example:
Contract price:
$600,000
Appraisal:
$575,000
Difference:
$25,000.
That does not automatically mean:
“YOU MUST DROP THE PRICE $25,000.”
Possible outcomes may depend on the contract and could include:
Buyer brings additional cash.
Seller reduces price.
Parties negotiate a middle ground.
Applicable reconsideration process.
Buyer exercises a contractual right.
THIS IS A NEGOTIATION POINT.
Not an automatic outcome.
STEP 8 — BUYER LOAN UNDERWRITING
While all of this is happening, the buyer’s lender is working on the mortgage.
The lender may verify:
Income.
Assets.
Credit.
Employment.
Property.
Insurance.
Appraisal.
Other underwriting conditions.
SELLERS SOMETIMES ASK:
“THEY WERE PRE-APPROVED. WHY IS THE LOAN STILL BEING REVIEWED?”
Because pre-approval is not final loan approval.
UNTIL THE BUYER’S FINANCING IS COMPLETE:
FINANCING RISK STILL EXISTS.
That is why I continue communicating with the other side about important transaction milestones.
STEP 9 — HOMEOWNERS INSURANCE
The buyer may need to obtain acceptable homeowners insurance.
Insurance issues can occasionally affect closing.
Possible concerns can involve:
Prior claims.
Roof.
Property condition.
Certain systems.
Other underwriting considerations.
IF THE BUYER’S INSURANCE COMPANY REQUESTS INFORMATION:
We coordinate as appropriate.
STEP 10 — HOA DOCUMENTS
This is particularly important in Southern Nevada because many properties are located in:
HOA communities.
Master-planned communities.
Sub-associations.
Condo associations.
55+ communities.
Guard-gated communities.
YOUR HOME MAY HAVE:
ONE HOA
or:
A MASTER HOA + SUB-HOA.
Make sure we know this early.
HOA INFORMATION MAY INCLUDE
Depending on the property and transaction:
Current dues.
Governing documents.
Budget information.
Rules.
Assessments.
Transfer-related charges.
Other required resale information.
Nevada law has specific requirements for resale packages in common-interest communities, so this should be handled early rather than treated as a last-minute administrative detail.
SPECIAL ASSESSMENTS
If there is a known HOA special assessment:
Tell me before closing.
The purchase contract and association documentation will matter in determining how it is handled.
STEP 11 — SID / LID
Some Southern Nevada properties may have:
SID
or:
LID
assessment balances.
If your property is affected:
Understand:
Remaining balance.
Payment structure.
How the contract addresses it.
DO NOT ASSUME THE BUYER WILL AUTOMATICALLY TAKE OVER EVERY REMAINING ASSESSMENT.
We review the contract and closing figures.
STEP 12 — SOLAR
If your home has solar:
Closing may require additional coordination.
Especially if the system is:
Financed.
Leased.
Under a power purchase agreement.
SOLAR CAN CREATE LAST-MINUTE PROBLEMS WHEN DOCUMENTS ARE MISSING.
Potential issues include:
Outstanding loan balance.
Transfer approval.
Buyer qualification.
Payoff.
UCC filing.
Lease assumption.
Provider paperwork.
THIS IS WHY I WANT SOLAR DOCUMENTS BEFORE LISTING.
Not:
THREE DAYS BEFORE CLOSING.
STEP 13 — TITLE / ESCROW WORK CONTINUES
As the transaction moves forward, escrow/title works toward preparing the transaction for settlement.
That can include:
Payoff figures.
Closing statements.
Recording documents.
Tax calculations.
Association-related items.
Contract credits.
Other financial adjustments.
SOUTHERN NEVADA REAL PROPERTY TRANSFER TAX
Clark County currently states that real-property transfer tax is calculated at $2.55 for each $500 of value, or fraction thereof, subject to applicable statutory exemptions. A Declaration of Value is generally required with a deed conveying an interest in real property.
Who ultimately bears transaction expenses is determined by:
The contract.
Applicable law.
Negotiation.
Closing statement.
DON’T TRY TO CALCULATE YOUR FINAL NET FROM THE SALES PRICE ALONE.
The closing statement brings together the actual transaction expenses.
STEP 14 — REVIEW YOUR ESTIMATED SELLER NET
As closing gets closer, we want you to understand what is being deducted from the sale proceeds.
Potential items may include:
Mortgage payoff.
Second-lien payoff.
Seller credits.
Agreed repair credits.
Real-estate compensation.
Title/escrow-related costs.
Transfer-related charges.
HOA charges.
Assessments.
Taxes or prorations.
Other contractual charges.
SALE PRICE ≠ SELLER PROCEEDS.
Example:
Sale price:
$600,000
does not mean:
$600,000 GOES INTO YOUR BANK ACCOUNT.
Your final proceeds are the amount remaining after applicable obligations and expenses.
STEP 15 — START PREPARING TO MOVE
Do not wait until:
THE NIGHT BEFORE RECORDING.
Once the transaction appears to be progressing appropriately, build your moving plan around the contractual closing and possession terms.
REMOVE:
Furniture.
Personal property.
Trash.
Garage items.
Outdoor items.
Items not included in sale.
DO NOT REMOVE SOMETHING THAT THE CONTRACT SAYS STAYS.
Examples may include:
Fixtures.
Specified appliances.
Certain attached equipment.
Other negotiated property.
IF YOU’RE NOT SURE WHETHER SOMETHING STAYS:
ASK BEFORE REMOVING IT.
THE MOUNTED TV QUESTION
A common source of confusion:
TV.
TV mount.
Speakers.
Smart-home equipment.
Cameras.
Shelving.
Lighting.
THIS SHOULD BE CLEAR BEFORE CLOSING.
Don’t remove something and leave:
Holes.
Wires.
Unexpected damage.
when the contract requires otherwise.
STEP 16 — UTILITIES
Do not shut off utilities too early.
The buyer may still need:
Inspection.
Appraisal.
Final walkthrough.
Lender requirements.
KEEP NECESSARY UTILITIES ACTIVE THROUGH THE REQUIRED TIME.
That can include:
Electric.
Gas.
Water.
Pool equipment.
Other essential services.
TURNING THE POWER OFF BEFORE THE FINAL WALKTHROUGH CAN CREATE A PROBLEM.
The buyer may need to verify that:
Lights.
HVAC.
Appliances.
Systems.
are functioning.
STEP 17 — MAINTAIN THE PROPERTY
The contract is still active.
Continue maintaining:
Pool.
Landscaping.
HVAC.
Interior.
Exterior.
DON’T STOP POOL SERVICE BECAUSE:
“WE’RE CLOSING NEXT WEEK.”
A green pool at the final walkthrough can become:
A VERY BAD LAST IMPRESSION.
SOUTHERN NEVADA SUMMER CLOSINGS
If you’re closing during extreme heat:
Keep:
A/C functioning.
Pool operating.
Irrigation appropriately maintained.
YOUR RESPONSIBILITY DOESN’T END BECAUSE THE MOVING TRUCK ARRIVED.
STEP 18 — FINAL WALKTHROUGH
Near closing, the buyer may conduct a final walkthrough according to the contract.
This is generally not:
A NEW FULL HOME INSPECTION.
The buyer is typically checking matters such as:
Property condition.
Agreed repairs.
Included items.
Whether the home remains substantially in expected condition.
BEFORE FINAL WALKTHROUGH
Ideally:
Your belongings are removed as required.
Trash removed.
Agreed repairs completed.
Home reasonably clean.
Pool maintained.
No new damage.
Included appliances/items remain.
Utilities still available as required.
DO NOT LEAVE:
Old paint cans.
Broken furniture.
Boxes.
Mattress.
Random garage chemicals.
Construction debris.
unless properly agreed.
“THE BUYER CAN JUST THROW IT AWAY.”
No.
LEAVE THE PROPERTY THE WAY THE CONTRACT REQUIRES.
WHAT IF SOMETHING BREAKS BEFORE CLOSING?
Example:
The A/C dies.
A pipe leaks.
Pool pump stops.
Garage door breaks.
TELL ME IMMEDIATELY.
Do not wait and hope:
“MAYBE THEY WON’T NOTICE.”
A material change in property condition needs to be addressed appropriately.
STEP 19 — SELLER SIGNING
At the appropriate point, escrow will arrange your closing documents.
You may sign:
In person.
Potentially through an approved mobile/notary arrangement.
Other permitted method.
The exact process depends on the escrow company and circumstances.
BRING THE IDENTIFICATION ESCROW REQUESTS.
Do not arrive without:
Acceptable ID.
Necessary instructions.
Any requested documents.
THE DEED
A deed is the written instrument used to transfer ownership of real property. Clark County requires deeds and certain other transfer documents to meet specific recording standards, including applicable notary, legal-description and parcel-number requirements.
STEP 20 — BE VERY CAREFUL WITH WIRE INSTRUCTIONS
Real-estate wire fraud is serious.
You may receive instructions regarding:
Sale proceeds.
Banking information.
Other financial transfers.
NEVER CHANGE WIRE INSTRUCTIONS BASED ONLY ON AN EMAIL.
If you receive:
New bank instructions.
Changed wiring information.
Urgent message.
Unusual payment request.
verify through a trusted, independently obtained phone number for the escrow/title company.
A PROFESSIONAL-LOOKING EMAIL CAN STILL BE FRAUDULENT.
DO NOT EMAIL BANK INFORMATION CASUALLY.
Follow the secure procedure requested by escrow.
STEP 21 — BUYER FUNDING
If the buyer is financing, the lender generally must complete the loan process and fund according to the transaction.
This can happen:
Before recording.
In coordination with escrow.
“BUYER SIGNED” DOES NOT NECESSARILY MEAN “BUYER FUNDED.”
And:
“FUNDED” DOES NOT NECESSARILY MEAN “RECORDED YET.”
These milestones are connected but different.
STEP 22 — RECORDING
This is the part Southern Nevada sellers often misunderstand.
Once the necessary closing conditions have been satisfied and documents are ready, the deed is submitted for recording.
Clark County maintains the official public recording system for Las Vegas, Henderson, North Las Vegas, Boulder City and other areas of Clark County.
Clark County also supports electronic recording for authorized customers such as title companies and other real-estate-related businesses.
ONCE THE DEED RECORDS:
THE OWNERSHIP TRANSFER HAS OCCURRED.
That is the milestone I want you paying attention to.
DO NOT HAND OVER THE HOUSE EARLY WITHOUT AN AGREEMENT.
Do not assume:
“THE BUYER SIGNED THIS MORNING, SO THEY CAN MOVE IN.”
Possession should follow:
The contract.
Closing status.
Recording.
Any written possession agreement.
KEYS
When keys are released depends on:
The contract.
Recording.
Possession terms.
Any post-closing occupancy arrangement.
DON’T MAKE A SIDE AGREEMENT AT THE FRONT DOOR.
If possession terms change:
DOCUMENT THEM.
STEP 23 — SALE PROCEEDS
After closing conditions are satisfied and the transaction records, escrow can disburse proceeds according to its procedures and the closing statement.
Possible methods may include:
Wire.
Other approved escrow disbursement method.
AGAIN:
VERIFY FINANCIAL INSTRUCTIONS CAREFULLY.
Especially if a large amount of money is involved.
WHEN WILL THE MONEY HIT MY BANK?
Timing can depend on:
Recording.
Escrow procedure.
Bank processing.
Wire cutoff times.
Other transaction circumstances.
DO NOT SCHEDULE A MAJOR PAYMENT BASED ON AN ASSUMPTION THAT:
“IT WILL DEFINITELY BE IN MY ACCOUNT AT 9:00 AM.”
Wait for confirmation.
STEP 24 — PAYOFF OF YOUR EXISTING LOAN
Escrow generally handles approved payoff instructions as part of closing.
After payoff:
Your old loan servicer may need some time to update its system.
IF A MORTGAGE PAYMENT IS DUE RIGHT AROUND CLOSING:
Do not simply skip it because:
“THE HOUSE IS SELLING.”
Ask your loan servicer and escrow how to handle it.
A late payment can have consequences.
STEP 25 — HOA AUTOPAY
If you have automatic HOA payments:
Do not immediately cancel everything without confirming closing.
After recording:
Review:
Master HOA.
Sub-HOA.
Automatic payments.
Online accounts.
MAKE SURE YOU DON’T KEEP PAYING AN HOA FOR A HOME YOU NO LONGER OWN.
But also:
DON’T CREATE A DELINQUENCY BEFORE CLOSING.
STEP 26 — HOMEOWNERS INSURANCE
Do not cancel your homeowners insurance too early.
Wait until:
The appropriate ownership transfer/possession milestone.
And coordinate with your insurance professional.
SELLER MOVING BEFORE CLOSING?
If the home becomes vacant before recording:
Tell your insurance provider.
Vacancy can affect insurance coverage.
STEP 27 — PROPERTY TAXES
Property-tax treatment and prorations are reflected according to:
Closing date.
Contract.
Applicable local procedures.
YOUR ESCROW CLOSING STATEMENT SHOULD SHOW THE RELEVANT CALCULATIONS.
If you have a tax question about the sale itself:
TALK TO A CPA OR TAX PROFESSIONAL.
NEVADA HAS NO INDIVIDUAL STATE INCOME TAX…
but selling Nevada real estate can still have:
Federal tax consequences.
Other-state tax considerations.
Investment-property consequences.
Depreciation recapture.
Capital-gain issues.
1031-exchange implications.
Other tax issues.
YOUR REALTOR SHOULD NOT BE YOUR CPA.
STEP 28 — DECLARATION OF VALUE & RECORDING
Clark County states that a Declaration of Value is required for documents conveying an interest in real property, subject to limited exceptions. The Recorder also collects applicable real-property transfer tax.
This is generally handled as part of the professional closing/recording process rather than something most sellers personally take to the Recorder’s Office.
STEP 29 — HOMESTEAD
If you previously recorded a Nevada homestead declaration on the property:
Selling the home changes your ownership situation.
If you purchase another primary residence:
You may want to review whether to record a new homestead declaration for that new property.
The Clark County Recorder describes a homestead declaration as a recorded document that protects a portion of a homeowner’s equity from certain creditor claims, while not eliminating valid liens such as mortgages.
➡️ [ AFTER CLOSING SELLER RESOURCES → ]
STEP 30 — AFTER RECORDING
Once the property has closed:
Keep your transaction records.
These may include:
Final settlement statement.
Purchase agreement.
Addenda.
Closing documents.
Repair invoices.
Home-improvement records.
Mortgage payoff information.
Other relevant sale documents.
DO NOT THROW AWAY THE CLOSING FILE.
You may need records later for:
Taxes.
Accountant.
Legal questions.
Future property transactions.
Documentation.
WHEN IS THE HOME ACTUALLY SOLD?
For a typical Clark County transaction:
RECORDING IS THE KEY MILESTONE.
Not:
Offer acceptance.
Inspection completion.
Signing.
Buyer funding alone.
THIS IS WHY I WILL NOT TELL YOU:
“CONGRATULATIONS, IT’S CLOSED!”
just because you signed.
I want:
RECORDING CONFIRMATION.
A SOUTHERN NEVADA CLOSING TIMELINE
The exact timing varies by transaction, but a typical process might look like:
DAYS 1–3
Escrow opened.
Earnest money.
Title work begins.
Seller paperwork.
EARLY CONTRACT PERIOD
Buyer inspection/due diligence.
HOA documents ordered.
Loan process continues.
NEXT PHASE
Repair negotiations if applicable.
Appraisal.
Title work.
Loan underwriting.
Insurance.
APPROACHING CLOSING
Repairs completed.
Final loan conditions.
Escrow prepares figures.
Seller prepares move.
Signing scheduled.
FINAL DAYS
Final walkthrough.
Seller/buyer signing.
Buyer funds.
Lender funds where applicable.
Documents prepared for recording.
CLOSING DAY
Recording confirmed.
Proceeds disbursed according to escrow procedures.
Possession/keys handled according to contract.
THIS IS AN EXAMPLE.
Some transactions close:
Faster.
Slower.
Cash transactions may move differently.
Complex HOA/title/financing issues may add time.
WHAT CAN DELAY A SOUTHERN NEVADA CLOSING?
Potential issues include:
BUYER FINANCING DELAY
LOW APPRAISAL
REPAIR DISAGREEMENT
TITLE ISSUE
HOA DOCUMENT DELAY
SOLAR TRANSFER
INSURANCE PROBLEM
BUYER’S HOME SALE
MISSING PAYOFF INFORMATION
DOCUMENT SIGNING ERROR
FINAL WALKTHROUGH ISSUE
RECORDING PROBLEM
RECORDING DOCUMENTS MUST BE CORRECT.
Clark County notes that documents can be rejected for problems such as missing parcel information, incorrect formatting, missing return information, incomplete legal descriptions or missing transfer-tax documentation.
Your title/escrow professionals manage the recording preparation, but it is another reason:
DETAILS MATTER.
WHAT IF CLOSING IS DELAYED ONE DAY?
It happens.
A delay does not automatically mean:
THE DEAL IS DEAD.
We identify:
Why.
What needs to happen.
Whether a contract extension is needed.
How it affects:
Move.
Utilities.
Possession.
Next purchase.
DO NOT MAKE VERBAL ASSUMPTIONS ABOUT A NEW CLOSING DATE.
If contract dates need to change:
Handle them properly in writing.
IF YOU ARE BUYING ANOTHER HOME AT THE SAME TIME
This is where coordination becomes critical.
You may be:
Selling your Southern Nevada home.
Using proceeds for another home.
Closing on both properties close together.
I WANT TO KNOW THAT BEFORE WE ACCEPT AN OFFER.
Because it affects:
Closing date.
Possession.
Offer selection.
Contingencies.
Moving.
Net proceeds.
BACK-TO-BACK CLOSINGS CAN WORK.
But:
TIMING MATTERS.
One delay can affect the next transaction.
IF YOU ARE RELOCATING OUT OF NEVADA
We may need to coordinate:
Moving company.
Travel.
Remote signing.
Possession.
Utilities.
Forwarding address.
Proceeds.
DON’T BOOK A NONREFUNDABLE CROSS-COUNTRY MOVE BASED ONLY ON:
“WE’RE UNDER CONTRACT.”
There are still transaction milestones to clear.
POST-CLOSING POSSESSION
Sometimes a seller needs to remain in the home after closing.
This should be negotiated and documented before closing.
Potential considerations can include:
Daily occupancy charge.
Deposit.
Insurance.
Utilities.
Property condition.
Move-out date.
Liability.
Keys.
POST-CLOSING POSSESSION IS NOT:
“JUST STAY A FEW EXTRA DAYS.”
It creates a different relationship after ownership transfers.
SELLER’S FINAL WALKTHROUGH CHECKLIST
Before the buyer arrives:
☐ AGREED REPAIRS COMPLETED
☐ RECEIPTS / DOCUMENTATION AVAILABLE IF REQUIRED
☐ PERSONAL PROPERTY REMOVED
☐ CONTRACT-INCLUDED ITEMS REMAIN
☐ TRASH REMOVED
☐ HOME REASONABLY CLEAN
☐ POOL MAINTAINED
☐ LANDSCAPING MAINTAINED
☐ HVAC OPERATING
☐ UTILITIES ACTIVE AS REQUIRED
☐ NO NEW PROPERTY DAMAGE
☐ GARAGE CLEARED
☐ KEYS / REMOTES ORGANIZED
KEYS & REMOTES
Gather:
Front-door keys.
Side-door keys.
Mailbox keys where applicable.
Garage remotes.
Gate remotes.
Pool keys.
Community access devices.
Smart-lock instructions when appropriate.
Other property-related access items.
DON’T MAKE THE BUYER HUNT FOR:
THE SECOND GARAGE REMOTE.
SMART HOME DEVICES
Before moving out:
Identify devices staying with the house.
Examples:
Thermostat.
Doorbell.
Cameras.
Garage controls.
Security hub.
Smart locks.
Pool controller.
REMOVE YOUR PERSONAL ACCOUNT ACCESS APPROPRIATELY.
But do not:
Factory-reset something in a way that makes an included system unusable without understanding the transfer process.
SOLAR MONITORING
If solar transfers with the property:
Make sure applicable provider/account transition requirements are handled.
MAIL & ADDRESS CHANGES
Arrange:
USPS forwarding.
Bank address.
Credit cards.
Insurance.
Driver’s license as applicable.
IRS/tax records as appropriate.
Subscriptions.
Employer.
YOU DON’T WANT IMPORTANT DOCUMENTS CONTINUING TO ARRIVE AT YOUR OLD HOUSE.
UTILITIES AFTER CLOSING
Coordinate final dates for:
NV Energy.
Southwest Gas where applicable.
Water provider.
Trash.
Internet.
Other services.
Southern Nevada utility providers vary depending on municipality and property.
DO NOT ASSUME EVERY LAS VEGAS-MAILING-ADDRESS PROPERTY USES THE SAME WATER PROVIDER.
Depending on location, services may be provided by entities such as:
Las Vegas Valley Water District.
City of Henderson.
City of North Las Vegas.
Boulder City.
Other providers.
COMMON SELLER CLOSING QUESTIONS
“WHEN DO I GET PAID?”
Generally after the transaction has satisfied closing requirements and proceeds are disbursed through escrow. Exact timing depends on escrow and your bank.
“WHEN DO I GIVE THE BUYER THE KEYS?”
According to the contract and confirmed closing/possession terms.
“DO I HAVE TO BE IN LAS VEGAS TO SIGN?”
Not necessarily in every situation. Ask escrow early about available signing arrangements.
“CAN I MOVE OUT AFTER CLOSING?”
Only if you have an appropriate post-closing possession agreement or other contractual arrangement.
“CAN I LEAVE FURNITURE I DON’T WANT?”
Not unless the buyer has agreed.
“CAN I TURN OFF THE POWER BEFORE CLOSING?”
Usually not a good idea while inspections, appraisal, final walkthrough or other contractual obligations remain. Follow the transaction requirements.
“WHAT IF THE BUYER’S LOAN IS DELAYED?”
We determine the cause and whether the parties want to amend the closing date.
“WHAT IF THE BUYER FINDS SOMETHING DURING FINAL WALKTHROUGH?”
The parties may need to address it before closing depending on the issue and contract.
“WHAT IF MY A/C BREAKS THE DAY BEFORE CLOSING?”
Tell me immediately.
“DO I HAVE TO ATTEND THE RECORDING?”
Normally no. Title/escrow generally coordinates recording.
“CAN THE BUYER MOVE IN BEFORE RECORDING?”
Only if an appropriate written agreement allows early possession. Do not casually authorize it.
COMMON CLOSING MISTAKES SELLERS MAKE
MISTAKE #1
THINKING ACCEPTED OFFER = SOLD.
MISTAKE #2
TURNING OFF UTILITIES TOO EARLY.
MISTAKE #3
STOPPING POOL OR LANDSCAPE SERVICE.
MISTAKE #4
NOT DISCLOSING A NEW PROBLEM THAT APPEARS DURING ESCROW.
MISTAKE #5
WAITING UNTIL THE LAST WEEK TO HANDLE SOLAR.
MISTAKE #6
FORGETTING ABOUT A SECOND MORTGAGE OR HELOC.
MISTAKE #7
REMOVING AN ITEM THAT WAS INCLUDED IN THE SALE.
MISTAKE #8
LEAVING TRASH OR UNWANTED FURNITURE BEHIND.
MISTAKE #9
ASSUMING SIGNING MEANS RECORDING.
MISTAKE #10
TRUSTING CHANGED WIRE INSTRUCTIONS WITHOUT VERIFYING THEM.
THE GOOD ENERGY CLOSING PLAN
STEP 1 — ORGANIZE
Escrow.
Title.
Loans.
HOA.
Solar.
STEP 2 — COMMUNICATE
If something changes:
Tell me early.
STEP 3 — COMPLETE
Inspections.
Repairs.
Appraisal-related needs.
Buyer/lender requests where applicable.
STEP 4 — PREPARE
Move.
Keys.
Utilities.
Final walkthrough.
STEP 5 — VERIFY
Closing figures.
Possession.
Signing.
STEP 6 — RECORD
Wait for actual recording confirmation.
STEP 7 — CELEBRATE
NOW WE’RE CLOSED.
THE GOOD ENERGY PRINCIPLE
DON’T RELAX TOO EARLY.
But:
DON’T PANIC AT EVERY CHECKPOINT EITHER.
A normal transaction may include:
Questions.
Document requests.
Inspection negotiations.
Appraisal.
Underwriting updates.
Last-minute coordination.
THAT DOESN’T AUTOMATICALLY MEAN SOMETHING IS WRONG.
The closing process is simply:
A PROCESS.
PEACEFUL
We stay organized.
We communicate.
We handle one milestone at a time.
AMBITIOUS
We protect:
Your timeline.
Your net.
Your contract.
Your closing.
CALM UNTIL RECORDING.
Then:
CELEBRATE.
WHAT I DO FOR YOU DURING CLOSING
My role does not end once we accept an offer.
I continue helping coordinate the real-estate side of the transaction by:
Tracking contractual deadlines.
Communicating with the buyer’s agent.
Following inspection negotiations.
Monitoring appraisal status.
Communicating with escrow/title.
Helping coordinate HOA information.
Following repair commitments.
Preparing for final walkthrough.
Tracking closing progress.
Helping resolve transaction issues when they arise.
I AM NOT ESCROW.
I AM NOT THE LENDER.
I AM NOT THE APPRAISER.
I AM NOT YOUR ATTORNEY.
But I am:
YOUR REAL ESTATE REPRESENTATIVE THROUGH THE TRANSACTION.
And I want you to understand what is happening from:
ACCEPTED OFFER TO RECORDED SALE.
YOUR SOUTHERN NEVADA SELLER CLOSING CHECKLIST
☐ ESCROW OPENED
☐ SELLER FORMS COMPLETED
☐ MORTGAGE / HELOC INFORMATION PROVIDED
☐ TITLE REVIEW UNDERWAY
☐ HOA INFORMATION PROVIDED
☐ SOLAR INFORMATION PROVIDED
☐ INSPECTION COMPLETE
☐ REPAIRS/CREDITS RESOLVED
☐ APPRAISAL COMPLETE IF APPLICABLE
☐ BUYER FINANCING PROGRESSING
☐ MOVING PLAN CONFIRMED
☐ UTILITIES MAINTAINED
☐ POOL/LANDSCAPE MAINTAINED
☐ AGREED REPAIRS COMPLETED
☐ PROPERTY CLEARED AS REQUIRED
☐ FINAL WALKTHROUGH READY
☐ CLOSING FIGURES REVIEWED
☐ SELLER SIGNING COMPLETE
☐ KEYS / REMOTES READY
☐ RECORDING CONFIRMED
☐ PROCEEDS RECEIVED/CONFIRMED
☐ INSURANCE / HOA / UTILITIES UPDATED AFTER CLOSING
SELLING YOUR SOUTHERN NEVADA HOME?
Closing should not feel like:
“I SIGNED SOMETHING AND NOW I’M JUST WAITING.”
I want you to know:
What comes next.
What could affect the transaction.
What needs your attention.
And when:
YOU ARE ACTUALLY CLOSED.
TOMMY XAVIER NGUYEN
The Good Energy Realtor®
Nevada Real Estate Salesperson
NV Lic. #S.0204577
Good Energy Realty LLC
📞 725.224.1720
Serving:
Las Vegas • Henderson • North Las Vegas • Boulder City • Southern Nevada
