Does “attorney review” mean your Morristown home is under contract or not quite there yet? If you feel unsure, you are not alone. New Jersey’s attorney review is a short but powerful step that can shape your entire deal, from inspection timelines to what happens with your deposit.
In this guide, you will learn exactly how the 3-business-day review works, what can change, and how to prepare so you keep momentum. You will also get local tips for Morristown and Morris County to help you avoid delays. Let’s dive in.
What is attorney review?
Attorney review is a contractual window in most New Jersey residential deals that gives each side’s lawyer time to review the signed purchase agreement. During this period, your attorney can approve the contract, propose changes, or disapprove it in writing. If no one disapproves and any agreed changes are signed, the contract becomes binding when review ends.
The review period is a formal contingency built into the standard New Jersey REALTOR form. It is not just a quick look. It can determine whether you have a binding deal or a voided contract if the parties cannot agree on revised terms.
The three-business-day window
The standard attorney review period is three business days. It starts when both parties sign the contract and each party has received a copy. Business days do not include weekends or legal holidays, so timing can span more than three calendar days.
You and your attorney can agree with the other side to extend this window in writing if more time is needed. In a competitive market, some buyers try to shorten or even waive review, but that increases legal risk and should be discussed with your attorney.
What can happen during review
- Attorney approval: If neither attorney disapproves within the window, the contract becomes binding at the end of review.
- Proposed changes: Attorneys often propose amendments covering timelines, inspections, financing, title, or occupancy. If both sides sign the changes, the amended agreement becomes binding.
- Disapproval: If an attorney disapproves in writing and the parties do not reach new terms, the contract is typically void. Earnest money is handled under the contract’s escrow language, which often calls for a return to the buyer.
Timeline after your offer is accepted
Once the seller accepts your offer and both sides sign, the clock begins. You enter attorney review immediately. Your attorney reviews the contract language and any attached disclosures, and may request additional documents such as title information or HOA materials if relevant.
If both sides approve or sign agreed changes before the window expires, the contract becomes binding and the rest of your transaction timelines begin. If not, and an attorney disapproves, the deal ends unless new terms are signed in time.
Day-by-day overview
- Day 0: Both parties sign the contract and everyone receives a copy. Attorney review starts.
- Business Days 1–3: Attorneys review, request documents, and send approval, proposed changes, or disapproval. Many deals resolve within 24 to 72 hours.
- End of Business Day 3: If there is no disapproval and any agreed addenda are signed, the contract is binding and you move to inspections and financing.
Remember that weekends and legal holidays do not count as business days. Written extensions are possible if both parties agree.
What starts after review ends
Once attorney review is complete and the contract is binding, your next deadlines begin. Common timelines include a 7 to 14 day home inspection period and a 30 to 45 day mortgage commitment period. Title review, HOA or condo document review, and the closing date schedule also move forward per the contract.
What lawyers usually adjust
During review, attorneys focus on issues that protect your legal and financial position. The goal is to confirm clear terms, fix gaps, and reduce surprise risks later.
Common addenda and issues
- Financing: Mortgage contingency with a firm commitment date and guidance on what happens if a loan falls through.
- Inspections: An inspection addendum setting a clear inspection window, the scope of inspections, and how repair requests or credits will be handled.
- Title and survey: Clauses addressing liens, easements, encroachments, and a seller’s obligation to cure defects. Survey questions can also surface property line or easement discrepancies.
- Property condition and disclosures: Confirming seller disclosures and required federal disclosures, including lead-based paint for pre-1978 homes.
- HOA or condo documents: A defined review period and rights if documents reveal issues, fee increases, or approval requirements.
- Closing date and possession: Occupancy terms, including post-closing occupancy or early possession if needed.
- Closing costs and title insurance: Who pays what and how title insurance will be handled.
- Local compliance: Smoke and carbon monoxide detector requirements, municipal certificates, and any known local approvals.
Items that can slow agreement include title exceptions, open permits or violations, HOA document delays, appraisal or loan concerns, and survey issues. Identifying these early helps keep timelines on track.
Local tips for Morristown and Morris County
Morristown and nearby towns in Morris County often involve condos or associations, historic character areas, and municipal procedures that can affect timing. Planning ahead during attorney review can save days later.
- Expect HOA and condo packets to take time. Request them as soon as you go under contract so your attorney can review fees, rules, and any association approvals.
- Be mindful of historic or municipal rules that can impact planned renovations. Your attorney will check for restrictions that affect how you can use or alter the property.
- Work with local pros. Attorneys, inspectors, and lenders who know Morristown’s processes can spot common bottlenecks and help you avoid last-minute surprises.
Seller checklist to speed review
- Gather key documents: deed, any recent survey, tax records, mortgage payoff info, seller’s property condition disclosure, and HOA or condo documents if applicable.
- Resolve known municipal items or disclose them early. Open permits or violations can delay approval.
- Confirm smoke and carbon monoxide detector compliance and other local requirements and provide any documentation available.
Buyer checklist to be ready
- Have a current mortgage pre-approval and share your loan officer’s contact details with your attorney and agent.
- Schedule your home inspection early and focus on key systems like roof, structure, heating, and septic or sewer where relevant.
- Ask your agent to request HOA or condo documents immediately after contract signing if applicable.
Reduce negotiation friction
- Use standard, clear language for routine items like inspection scope and financing deadlines.
- Align early on what is reasonable for repair requests versus credits so negotiations run faster.
- Consider a repair escrow if the parties disagree on costs. An escrow can keep closing on track while you finalize amounts.
Risks and tradeoffs to consider
Shortening or waiving attorney review may seem attractive in a multiple-offer situation, but it can expose you to legal and title risks. You reduce the time for your attorney to spot issues, negotiate better terms, or advise on problems like liens or HOA restrictions.
Deposit handling depends on your contract’s escrow language. While disapproval commonly leads to a buyer deposit return, your attorney will confirm exact instructions. Timelines for inspections, mortgage commitments, and closing also vary with lender volume and municipal processing in Morris County, so make sure your deadlines match current local conditions.
Smart questions to ask during review
Use the review period to get clear answers so you are confident moving forward.
- Buyers: What happens if we disapprove the contract, and what will happen to the earnest money? Are our financing timelines realistic? What title, survey, or municipal issues could affect ownership or use? What is standard for inspection repairs here?
- Sellers: Do the terms protect me from post-contract surprises like municipal violations? Are the buyer’s inspection and mortgage deadlines realistic? How do we protect the deposit if the buyer’s financing fails?
- Both: If we hit a roadblock, should we amend, escrow, or extend? If we need more time for review, how do we document an extension in writing?
Bottom line for Morristown buyers and sellers
Attorney review in New Jersey is short, formal, and important. In three business days, your attorney can approve, adjust, or end the deal. When handled well, review sets you up for a smoother inspection phase, a stronger financing plan, and a more predictable closing.
If you want a clear plan for attorney review and a calm, well-coordinated transaction in Morristown or anywhere in Morris County, we are here to help. Contact Gregory Brozowski to talk through your goals and next steps.
FAQs
What is New Jersey attorney review and when does it start?
- It is a standard three-business-day window that begins once both parties sign the contract and each party has received a copy, allowing either attorney to approve, propose changes, or disapprove in writing.
How long is attorney review in Morristown, NJ?
- The standard period is three business days, excluding weekends and legal holidays, and it can be extended by written agreement between the parties.
Can I cancel during attorney review and keep my deposit?
- If an attorney disapproves in writing within the window and no new agreement is signed, the contract is typically void and the deposit is handled under the contract’s escrow terms, which commonly return it to the buyer.
What happens after attorney review ends in New Jersey?
- Once the contract is binding, inspection timelines (often 7 to 14 days), the mortgage commitment deadline (often 30 to 45 days), title review, and closing preparations begin per the contract.
Should I waive attorney review to make my offer stronger?
- Waiving or shortening review increases legal risk because you reduce time to catch title, HOA, or contract issues; discuss the tradeoffs with your attorney before considering it.
What documents should Morristown sellers prepare before review?
- Sellers should gather the deed, any recent survey, tax records, mortgage payoff info, property disclosure, HOA or condo documents, and any municipal compliance records such as smoke and carbon monoxide certifications.
How do condo or HOA documents affect attorney review in Morris County?
- Attorneys need time to review fees, rules, approvals, and any changes that affect ownership costs; requesting association packets early helps avoid delays and protects your rights.
