Buying a home in Nolensville is exciting, but the days between “offer accepted” and getting the keys can feel like a sprint. You want a smooth, on-time closing with no last‑minute surprises. This guide gives you a clear escrow timeline for 37135, the key deadlines you must hit, and practical tips to avoid delays. Let’s dive in.
What escrow means in Tennessee
Escrow is the period after your offer is accepted and before closing. Your earnest money is deposited with an escrow agent, usually a title company or settlement attorney named in your contract. During escrow, inspections, appraisal, title work, loan approval, and closing logistics all happen on a set schedule.
In Tennessee, the purchase agreement drives your exact deadlines. Earnest money, inspection periods, and contingency dates are all defined in your contract, so read it carefully and set reminders on day one.
Your 30‑day Nolensville timeline
Timeframes vary by deal, lender, and property. Here is a common 30‑day schedule for a financed purchase in 37135. Cash deals can sometimes close faster.
- Day 0: Offer accepted and contract effective.
- Day 0–3: Deliver earnest money to the escrow agent. Send your lender all requested documents if not already provided.
- Day 1–10: Complete inspections during your contract’s inspection period.
- Day 3–14: Lender orders and receives appraisal.
- Day 7–21: Underwriting reviews your file and issues conditions. Title search and title commitment issued.
- Day 14–28: Inspection repairs or credits negotiated and finalized.
- Day 21–30: Closing Disclosure delivered. You must receive it at least 3 business days before closing.
- Day 21–30: Final walkthrough, signing, funds to title, lender funds, deed recorded, keys transferred.
Key steps and deadlines
Earnest money and contract
- Deposit earnest money within the contract’s stated window, often 1–3 business days. Late delivery can put your contract at risk.
- Confirm who holds the funds. In Williamson County, a title company or closing attorney commonly serves as escrow agent.
Inspections in 37135 homes
- Most buyers complete a general home inspection, plus termite/WDI. Consider HVAC, plumbing, electrical, radon, sewer scope, or septic and well testing if applicable.
- Inspection periods are often 7–14 days from the contract date. Schedule within 24–48 hours of acceptance to keep options open.
- Use the objection deadline in your contract to request repairs or credits, or to terminate if needed.
Financing and appraisal
- A pre‑approval is a great start, but final underwriting occurs during escrow. Send every lender request quickly to avoid stalls.
- The lender orders the appraisal early. If it comes in low, you and the seller must agree on a solution, such as a price change or additional cash.
- For most mortgages, you must receive the Closing Disclosure at least 3 business days before closing. This rule sets a timing floor for financed deals.
Title search and title insurance
- The title company searches for liens, judgments, easements, and other recorded matters, then issues a title commitment.
- Review title exceptions as soon as you receive them. Some issues take time to clear.
- Lender’s title insurance is usually required. An owner’s policy is optional but widely recommended for added protection.
HOA and local documents
- Many Nolensville neighborhoods have HOAs. Budget, covenants, rules, and resale certificates can take days or even two weeks to arrive.
- Your contract should set a review window. Request these documents immediately to keep your timeline intact.
Surveys and boundaries
- A survey is not always required by lenders, but it can help uncover encroachments or easement concerns.
- If a survey is needed, order it early. It can add days or weeks depending on scope and availability.
Final walkthrough and closing
- Plan your final walkthrough 24–72 hours before closing to confirm agreed repairs and property condition.
- On closing day, you will sign loan and settlement documents. The lender funds the loan, the deed is recorded with the Williamson County Register of Deeds, and keys transfer after funding/recording.
Nolensville specifics that affect timing
Utilities and septic/well
- Many Nolensville properties connect to municipal water and sewer. Homes on the edges of 37135 may use septic systems or private wells.
- If the property is not on public utilities, order septic inspections and well water tests during the inspection period.
Property taxes and recording
- Property taxes are prorated between buyer and seller at closing. Any unpaid taxes or tax liens identified in the title commitment must be addressed before you can close.
- Recording in Williamson County finalizes ownership and can affect when you receive keys. Some sellers wait for confirmation of recording.
HOA document timing
- HOA resale certificates and estoppels can be slow. Ask the listing agent to request them right away, and confirm your review period in the contract.
Market pace and offer terms
- Nolensville sits in a high‑demand Williamson County corridor. In competitive scenarios, you may see tighter inspection windows, firm financing timelines, or appraisal strategy discussions. Set realistic expectations and be ready to move quickly.
Common delays and how to avoid them
- Financing delays: Send lender documents within hours, not days. Avoid new credit, big purchases, or job changes during escrow.
- Low appraisal: Talk appraisal strategy with your agent and lender. Be prepared to negotiate price, adjust terms, or bring extra funds if needed.
- Title issues: Review the title commitment promptly. Work with the seller and title company to clear liens, judgments, or payoff discrepancies early.
- HOA and municipal docs: Request immediately and verify turnaround times with the HOA manager to prevent last‑minute bottlenecks.
- Inspection and repairs: Focus on priority items. Consider a credit in place of seller repairs to keep closing on schedule.
- Wires and fraud: Confirm wiring instructions by calling the title company using a verified phone number. Do not rely only on email.
- Recording and payoffs: Ensure the seller’s payoff information is accurate. Experienced local title teams reduce the chance of recording delays.
Buyer checklist to stay on track
- Get a strong pre‑approval before you write.
- Calendar contract deadlines: earnest money, inspection, financing, appraisal, and HOA reviews.
- Deposit earnest money immediately after acceptance.
- Schedule general and specialized inspections within 24–48 hours.
- Send lender documents promptly and monitor underwriting checklists daily.
- Confirm if the home is on municipal utilities or septic/well. Order related inspections early.
- Request HOA documents and any estoppel or resale certificates right away.
- Review the title commitment as soon as it arrives and address exceptions quickly.
- Avoid new debt, large purchases, or employment changes during escrow.
- Plan closing funds early. Confirm wire instructions by verified phone.
- Expect your Closing Disclosure at least 3 business days before closing.
- Do a final walkthrough 24–48 hours before closing.
What to expect in closing week
- Closing Disclosure: Review it carefully. Ask your lender and title company to explain any changes.
- Final conditions: Clear any remaining lender conditions before the 3‑day disclosure window starts.
- Funds to close: Arrange your wire or certified funds at least one business day in advance, after confirming instructions by verified phone.
- Final walkthrough: Verify repairs, system functionality, and that the home is in the agreed condition.
- Signing, funding, recording: You sign, then the lender funds, then the deed records with the county. Keys are released after funding and recording.
Ready for a calm, on‑time close in Nolensville? For a clear plan and white‑glove guidance from contract to keys, connect with Tom Laskey.
FAQs
How long does escrow take in Nolensville?
- Most financed purchases close in 21–45 days, while strong cash deals can close in 14–21 days, depending on appraisal, title, HOA documents, and lender timelines.
When is earnest money due in Tennessee?
- Your contract sets the deadline, often within 1–3 business days after offer acceptance, and it specifies who holds the funds, usually a title company or settlement attorney.
What is the inspection period for 37135 homes?
- Inspection periods are commonly 7–14 days from the contract date, which is why you should schedule inspections within 24–48 hours of acceptance.
What happens if the appraisal is low?
- You and the seller must agree on a solution such as a price change, additional buyer funds, or exercising any appraisal‑related contingency rights in your contract.
Do I need a survey in Williamson County?
- Not always, but a survey can reveal boundary or easement issues; if required by your lender or desired for certainty, order it early to avoid delays.
How are property taxes handled at closing?
- Williamson County property taxes are prorated between buyer and seller. Any unpaid taxes or liens found in the title commitment must be resolved before closing.
When do I get the keys?
- Keys are typically released after the lender funds and the deed is recorded with the Williamson County Register of Deeds, often the same day as signing.
What is the 3‑day Closing Disclosure rule?
- For most mortgages, you must receive the Closing Disclosure at least 3 business days before closing, which sets a minimum timeline for financed transactions.
