Why Your Home Closing Got Delayed and What to Do About it!
Navigating DELAYS in the Home CLOSING PROCESS
“You’ve accepted an offer, the finish line is in sight, and you’re ready to pop the champagne… and then—bam! A closing delay throws everything off track! Ugh, talk about frustrating! But don’t worry—I’ve got you covered. In this video, I’m breaking down exactly why these delays happen and, most importantly, how you can navigate them like a pro. By the end, you’ll have the tools to keep your sale on track and avoid unnecessary stress.
So, have you ever dealt with a closing delay? What happened, and how did you handle it? Share your story in the comments—I’d love to hear!”
Common Reasons for Closing Delays
Reason 1: Financing Issues
Buyer loan approvals can take longer than expected due to credit issues, missing paperwork, or last-minute lender requests.
Team Carver Tip: As a seller, make sure your buyer is pre-approved, not just pre-qualified!
There’s a huge difference! Pre-qualification is more of a quick look at general information the buyer has provided. While pre-approval means the buyer has provided the required documentation and the lender has reviewed the buyer’s income, credit, and financials! This helps avoid last-minute financing surprises!
Reason 2: Appraisal Problems
If the home doesn’t appraise at the agreed price, the lender won’t approve the loan, leading to renegotiations.
Team Carver Tip: To avoid surprises, trust your realtor’s guidance here- to price your home competitively and prepare for the possibility of appraisal gaps.
I use a Comparative Market Analysis (CMA) to help set a realistic price. Look at the recent sold prices but also really look at the comparable listings that are sitting on the market. The available inventory tells you more about what is currently happening in the market. Now there are times when we list a home much higher than the recent sales if we have low inventory. This is where appraisal issues can come into play. So be proactive and negotiate in the contract to have your buyer pay over appraisal or look for cash buyers so you don’t have an issue. Also, we always meet the appraiser at our listings to help provide them with information to substantiate why the home sold for so much more than others!
Reason 3: Title Issues
Unresolved liens, ownership disputes, or clerical errors can slow things down.
Team Carver Tip: Ordering a preliminary title report early can catch potential problems before they become deal-breakers!
I come completely prepared to all of my listings. I bring the full listing paperwork; I print out a report from the recorders office with a list of anything recorded on title. This way I know is there an easement or lien on title. For example, if the Seller participated in the Southern Nevada Water District Smart Landscape we need to disclose as there will be an easement on tile. If the Seller has solar panels with a purchase Power Agreement or that are leased there will be a UCC agreement filed on title that needs to be disclosed. I have the title company pull a full title report as soon as possible once the home is listed with me. This way if there are surprises, we have plenty of time to address them.
Reason 4: Inspection & Repairs
Buyers may request repairs after inspection, causing back-and-forth negotiations.
Team Carver Tip: Handle repair items and needed maintenance prior to the inspection so you avoid last-minute repair surprises and speed up the process!
Some common red flags in Las Vegas homes?
HVAC issues. If it is older, have it serviced before the inspection. This can show the buyer that it is in good working condition.
Roof wear and tear – I see this one on almost every inspection because clients don’t see the roof and know there are broken or cracked roof tiles. Plumbing leaks or old water heaters – In Las Vegas for our water heater to be up to code, it should be strapped to the wall, have drainage pan must be installed beneath it, with a drainpipe leading to an approved location.
Reason 5: Buyer Cold Feet & Last-Minute Issues
Explanation: Sometimes, buyers delay closing due to second thoughts, major life changes, or contract misunderstandings.
Team Carver Tip: Strong communication with the buyer’s agent and a well-structured contract with solid deadlines can help prevent these delays.
Staying on top of contractual time frames is critical to keeping the process moving. Time is of the essence and many contacts have contingencies such as the Due Diligence, appraisal contingency and final loan contingency. It is important to stay on top of these deadlines because missing them can lead to delays, renegotiations, or even a canceled contract.
Also, Nevada Law requires the Seller to pay for and provide the buyer with the HOA resale package. You want to order this package immediately upon acceptance because the Buyer has 5 days after receiving the package to cancel.
Selling a home is exciting, but let’s be real—delays can be frustrating. The good news? Many of them can be avoided with a little preparation. Let’s talk about how you can keep your closing on track and avoid unnecessary stress!
Step 1: Work With an Experienced Realtor
A strong agent is your best defense against closing delays. We help to keep everything (and everyone) moving in the right direction. A good agent will spot red flags early, push for a smooth process, and hold all parties accountable to deadlines.
One of the biggest mistakes sellers make is choosing an agent based on price alone. The right agent isn’t just someone who lists your home; they’re someone who strategizes with you, communicates effectively, and has the experience of troubleshooting problems before they turn into major delays. Selling a home involves a lot of moving parts, and you need someone who can navigate all of them with confidence. The right realtor can make all the difference!
Step 2: Stay Organized & Have Documents Ready
One of the most common causes of closing delays is missing paperwork. And trust me, when a lender or title company suddenly requests something last-minute, you don’t want to be scrambling to find it. The more organized you are from the start, the smoother everything will go.
Complete the Sellers Disclosure early before you have an accepted offer, Order the HOA resale package immediately once you have an accepted offer. If the home title is in an LLC or Trust, make sure you have a copy of the Certificate of Trust or LLC agreement to provide to the title company. Having these things ready keeps things moving when the title company asks for something. No one likes a mad dash at the last minute—let’s avoid that stress by staying ahead of the game!
Step 3: Be Flexible & Open to Negotiation
Sometimes, a small concession can be the difference between a deal staying on track or falling apart. The reality is, real estate transactions don’t always go perfectly according to plan, but a little flexibility can go a long way in making sure you still reach the finish line.
For example, if your buyer requests an extension for some of the time frames or offering a credit for repairs and working with the buyer can keep things moving forward. And if the appraisal comes in lower than expected a willingness to have a conversation rather than immediately rejecting renegotiation could keep things from falling apart.
Step 4: Communicate with All Parties Regularly
Stay in touch with your agent, the title company, and the buyer’s team. Regular check-ins can catch issues before they snowball.
Team Carver Tip: I always set up weekly updates for my clients, so they know exactly where we are in the process! We have a portal for our clients to see all the timeframes of the contract and the next step. Our clients love it as they know exactly what is happening and what to expect next.
Step 5: Prepare for a Backup Plan
Delays happen, so it’s good to have a backup plan. If you are buying right away, make sure your offer is contingent upon your home closing escrow or talk to your lender about bridge loans or alternative financing options in case of a delay.
Yes, delays are frustrating, but with the right preparation, you can navigate them smoothly and get to that closing table with confidence!
Thinking about selling your home in Las Vegas? I’d love to help make the process as smooth and stress-free as possible—reach out anytime!
