Inspection & Attorney Review
What sellers should expect after accepting an offer
Once you've accepted an offer, the transaction moves quickly into its next stage. In many Illinois residential transactions, attorney review and the buyer's home inspection happen during the first several business days after contract acceptance.
This can also be one of the more stressful parts of selling a home. The buyer is taking a closer look at the property, attorneys may be proposing changes to the contract, and additional negotiations can arise.
AED Realty helps you understand what's happening, keeps the process organized, and works alongside your attorney as the transaction moves forward.
What Is Attorney Review?
Attorney review gives the attorneys involved in the transaction an opportunity to review the purchase contract and address legal or contractual matters on behalf of their clients.
Your attorney may review or address items such as:
Contract terms and deadlines
Proposed modifications to the contract
Property disclosures
Title or ownership concerns
Closing requirements
Inspection-related matters
Other legal issues affecting the transaction
AED Realty handles the real estate and transactional aspects of the sale, while your attorney provides legal advice and handles legal matters.
How Long Does Attorney Review Take?
The exact timeframe depends on the contract you've signed.
Many commonly used Illinois residential contracts provide for a relatively short attorney-review period, so it's important to get the signed contract to your attorney promptly.
AED Realty will help coordinate the transaction and keep track of important dates, but your attorney will advise you regarding attorney-review requirements and legal deadlines.
What Happens During the Buyer's Inspection?
If the contract provides for an inspection, the buyer will typically hire a professional home inspector to evaluate the property's visible and accessible components.
The inspection may include areas and systems such as:
Roof and exterior
Foundation and structure
Electrical
Plumbing
Heating and cooling
Attic and insulation
Windows and doors
Appliances
Interior components
Signs of moisture or other potential concerns
Depending on the property, the buyer may also choose additional inspections or testing, such as radon testing, a sewer scope, chimney inspection, structural evaluation, or other specialized inspections.
Do I Need to Be Home for the Inspection?
Generally, it's better to give the buyer and inspector space to complete the inspection.
We'll coordinate access to the property and communicate with the buyer's agent as needed.
Before leaving, make sure the inspector can reasonably access important areas of the home, including the electrical panel, furnace, water heater, attic access, crawlspace, and other mechanical or utility areas.
You don't need to prepare a presentation or explain the property to the inspector. Let the inspection process take place.
What Happens If the Inspector Finds Problems?
Almost every home inspection identifies something.
Even well-maintained or recently renovated homes can produce lengthy inspection reports because an inspector's job is to document observations about the property.
A long report doesn't necessarily mean there's a major problem.
What matters is which findings the buyer chooses to address under the terms of the contract and how significant those issues are to the transaction.
Do I Have to Fix Everything?
Not necessarily.
An inspection isn't automatically a list of repairs the seller is required to complete.
The buyer may request that certain items be repaired, replaced, further evaluated, or otherwise addressed. Depending on the contract and circumstances, you may agree to some requests, reject others, offer an alternative solution, or negotiate another resolution.
We'll help you evaluate the requests from a practical and real estate perspective while your attorney advises you regarding your contractual obligations.
Repairs, Credits, or Another Solution?
Inspection issues don't always have to result in the seller completing repairs.
Depending on the circumstances, possible solutions may include:
Making the repair.
You agree to have an item corrected before closing.
Providing a credit.
The parties may agree to a closing credit, subject to the contract and any lender limitations.
Adjusting the purchase price.
In some circumstances, the parties may negotiate a price adjustment instead.
Obtaining additional information.
A specialist may be brought in to determine whether a condition actually requires repair and, if so, the scope or cost.
Declining the request.
Depending on the contract, you may decide not to agree to a requested repair or concession.
The right solution depends on the issue, the contract, the buyer's financing, and the overall transaction.
Should I Make Repairs Before the Buyer Asks?
Usually, you shouldn't start making changes simply because something appeared in an inspection report.
First, we need to understand what the buyer is actually requesting.
Once a request is received, AED Realty and your attorney can help you evaluate it and determine the appropriate response.
If you agree to make repairs, keep receipts and documentation for completed work when appropriate.
What If I Disagree With the Inspection?
An inspector's report is an evaluation of the property, and you may not agree with every observation.
If a significant issue is raised, it may make sense to obtain additional information from a qualified contractor, tradesperson, engineer, or other appropriate professional.
The objective isn't necessarily to prove that someone is wrong. It's to understand the issue well enough to make a sound decision about how to respond.
Can the Buyer Cancel Because of the Inspection?
That depends on the specific contract and circumstances.
Inspection provisions can establish particular rights, procedures, deadlines, and limitations. A buyer shouldn't necessarily assume an inspection gives them an unrestricted right to cancel, and a seller shouldn't assume the buyer is obligated to proceed regardless of what is discovered.
If the buyer seeks to terminate the contract, your attorney can advise you regarding the buyer's rights, your rights, and what happens next—including any questions involving earnest money.
What If the Buyer Requests Something Unreasonable?
You don't have to evaluate an inspection request emotionally or make an immediate decision.
We'll look at the request in the context of the entire transaction:
How significant is the issue? What might it cost? Is the request reasonable? Could it affect another buyer? What happens if we say no? How strong is our negotiating position?
Sometimes holding firm makes sense. Sometimes resolving an issue is the better business decision.
Our job is to help you understand the tradeoffs so you can decide how you want to proceed.
Attorney Review and Inspection Are Team Efforts
During this stage, AED Realty and your attorney have different but complementary roles.
Your attorney handles legal advice, contract language, and your legal rights and obligations.
AED Realty helps with the real estate strategy, market considerations, inspection negotiations, communication, coordination, and overall transaction management.
We'll stay in communication with you and your attorney so everyone understands what's happening and what needs to happen next.
Once Attorney Review and Inspection Are Resolved
When attorney review and inspection matters are successfully resolved, an important early stage of the transaction is behind you.
For a financed buyer, attention typically shifts toward:
Financing → Appraisal → Title & Closing Preparation → Final Walkthrough → Closing
AED Realty continues monitoring the transaction, communicating with the parties involved, and helping keep everything moving toward closing.
What Comes Next?
If your buyer is obtaining a mortgage, one of the next major milestones may be the lender's appraisal.
This information is provided for general educational purposes and is not intended as legal, inspection, environmental, construction, or financial advice. Contract terms, inspection provisions, and individual circumstances vary. Consult your attorney and other appropriate licensed professionals regarding your specific transaction.