Buying or selling in Madison and wondering what happens between offer and keys? You are not alone. Connecticut closings are attorney-led, which means your legal team drives much of the process while your agent keeps everything moving. In this guide, you will learn the timeline, who does what, local shoreline considerations, and what to expect on closing day. Let’s dive in.
What a Connecticut closing involves
In Connecticut, closings are attorney-led. You and the other party each have a real estate attorney, or you may agree to use one closing attorney. Attorneys review the contract, handle title work, prepare documents, and coordinate recording with the Madison Town Clerk.
If you are financing, your lender will underwrite your loan and issue a Closing Disclosure at least 3 business days before closing. Financed purchases commonly close in 30 to 60 days after contract acceptance. Cash deals can move faster, often 7 to 21 days, if title and logistics are straightforward.
Your Madison closing timeline
Every transaction is unique, but most follow a clear rhythm.
Days 0–3: Just after acceptance
- Your agent circulates the accepted offer and opens escrow for the initial deposit.
- You and the other party notify your chosen Connecticut real estate attorneys.
- If you are buying, you schedule inspections and begin your loan application if financing.
Days 1–14: Early contract period
- Attorneys review contract terms and any addendums.
- You order inspections. Common options include general home, radon, septic, well, pest, chimney, and HVAC. Inspection windows are often 7 to 10 days, but your contract controls.
- Your lender orders the appraisal and starts underwriting.
- The closing attorney orders the title search. A survey may be requested by you or your lender.
Days 7–30: Mid-period progress
- You receive inspection reports and may negotiate repairs or credits. Attorneys document any changes.
- The lender receives the appraisal and continues underwriting toward a mortgage commitment.
- The title search is completed and any issues are flagged early, such as liens, judgments, or easements.
- The seller gathers payoff statements and any municipal or condo documents needed.
About 3–10 days before closing: Final prep
- The lender issues final loan approval and delivers your Closing Disclosure at least 3 business days prior.
- The closing attorney finalizes the settlement statement and prepares documents like the deed, mortgage, and affidavits.
- Buyers secure a homeowner’s insurance binder and provide it to the lender.
Closing day
- You sign documents at the attorney’s office. Funds are delivered by wire or certified funds per the attorney’s instructions.
- The seller’s mortgage and any liens are paid, and commissions and prorations are handled on the settlement statement.
- After funding, the closing attorney records the deed and any mortgage with the Madison Town Clerk. Recording may happen the same day or the next business day.
1–10 days after closing
- The Town Clerk processes the recording and assigns official references for the land records.
- The lender’s title policy is issued after recording, and an owner’s title policy is issued if you purchased one.
- Final prorations appear on your closing package, and your attorney provides final copies.
Who does what in closing
Understanding roles reduces stress and keeps decisions clear.
Buyer
- Hire a Connecticut real estate attorney.
- Order inspections and a survey if needed.
- Apply for a mortgage and provide documents quickly.
- Obtain homeowner’s insurance and arrange closing funds.
- Complete the final walk-through and attend closing.
Seller
- Hire an attorney to prepare the deed and review terms.
- Provide mortgage payoff details and required municipal or condo paperwork.
- Complete agreed repairs or negotiate credits.
- Sign closing documents and deliver keys and access info.
Buyer’s attorney
- Review and refine contract language.
- Order and analyze title search and survey; resolve title issues.
- Coordinate with the lender and prepare the settlement statement.
- Represent you at closing and supervise recording and disbursement.
Seller’s attorney
- Prepare the deed and secure payoff statements.
- Review title exceptions and help clear them.
- Represent the seller at closing and manage proceeds disbursement.
Lender
- Underwrite, order appraisal, and clear conditions.
- Prepare mortgage documents and deliver the Closing Disclosure on time.
- Provide funds at closing.
Inspectors, surveyors, and specialists
- Complete reports within contingency windows.
- For septic and well properties, provide required tests and inspections.
Town of Madison offices
- The Town Clerk records deeds and mortgages on the land records.
- Assessor and Tax Collector provide tax and assessment information.
- Building and Zoning may review permits or certificates for certain sales.
Madison coastal considerations
Madison is a shoreline town, and some properties sit in or near flood zones. Confirm FEMA flood status early, review any coastal or wetlands restrictions, and plan for flood insurance if needed. Many inland homes in the region use private wells and septic systems, so schedule proper testing and inspections and confirm compliance with local health rules.
If a survey is recommended, order it early to avoid delays. Also, ask your attorney to verify any easements or access rights that may affect shoreline use.
Closing day in Madison: what to expect
On closing day, you typically meet at the buyer’s or seller’s attorney’s office to sign. Funds are delivered by secure wire or bank-certified check as directed by the closing attorney. The seller’s attorney collects all required payoff letters and confirms that taxes, liens, and commissions will be paid out of proceeds.
After everyone signs and funds, the closing attorney submits the deed and any mortgage for recording with the Madison Town Clerk. Recording timing can be same day or the next business day. Once recorded, you have legal title, and your attorney will share the land record reference when available.
Typical closing costs
Closing costs vary by home, financing, and contract terms. Here are common items you may see:
- Attorney fees for buyer and seller
- Title search and title insurance premiums
- Town Clerk recording fees
- Lender charges such as origination, underwriting, and appraisal
- Inspection and survey fees
- Prorations for property taxes, condo or HOA fees, and utilities
- Real estate broker commissions, typically paid by the seller
- Municipal certificates or condo estoppel fees
Your settlement statement will show how costs are allocated. Customs can vary by deal, so confirm details with your attorney.
How Claire keeps you on track
A smooth closing in Madison depends on strong coordination. With boutique, hands-on management, Claire keeps timelines tight and communication clear.
Here is a practical, Madison-focused checklist Claire follows to protect your timeline:
Day 0–3
- Notify both attorneys and share the executed contract.
- Deposit earnest money as instructed.
- Schedule general and specialty inspections within the contingency period.
- Alert the lender to begin the application and order the appraisal.
Day 3–10
- Confirm inspection appointments and report delivery dates.
- Ask the buyer’s attorney to order the title search and share a preliminary report for tracking.
- For septic and well properties, schedule inspections and water testing.
- For coastal or flood-zone properties, verify flood maps and discuss insurance options.
Day 10–21
- Review inspection results and coordinate repair or credit negotiations through attorneys.
- Track appraisal progress with the lender.
- Request municipal tax information and any needed certificates through the attorneys.
- If a survey is required, schedule a local surveyor.
Day 21–45 to closing
Confirm mortgage commitment and delivery of the Closing Disclosure.
Coordinate with the seller’s attorney on payoff letters and seller documents.
Verify the homeowner’s insurance binder is in place.
Schedule the final walk-through 24 to 48 hours before closing.
Confirm and verify wiring instructions directly with the closing attorney to reduce wire fraud risk.
Closing day and after
- Confirm attendance, funds, and signing logistics.
- Ensure the attorney will record with the Madison Town Clerk and share the recorded reference once processed.
- Distribute final closing packages and receipts to all parties.
Final walk-through tips
- Test key systems such as heat, AC, appliances, and water.
- Confirm agreed repairs were completed and obtain receipts if available.
- Check that included items, like fixtures or window treatments, are still in place.
- Verify the property is in the condition expected by your contract.
After closing: what you receive
After recording, your attorney will provide copies of the recorded deed and mortgage references. Your lender’s title policy is issued after recording, and your owner’s policy is issued if you purchased one. Keep your settlement statement and closing package handy for taxes and future reference.
Ready to plan your closing with a clear, local game plan? Connect with boutique guidance and a vetted vendor network across the Connecticut Shoreline. Reach out to Claire Kilmer to get started.
FAQs
How do attorney-led closings work in Connecticut?
- Attorneys review the contract, complete title work, prepare documents, oversee funding, and record the deed and mortgage with the Madison Town Clerk.
How long does a financed closing take in Madison?
- Most financed purchases close in about 30 to 60 days after contract acceptance, depending on underwriting, inspections, and title.
When will I get the Closing Disclosure?
- Your lender must provide the Closing Disclosure at least 3 business days before closing for most mortgage loans.
What happens if the title search finds a lien?
- The closing attorney will work to clear the issue through releases, payoffs, or negotiated credits. Significant defects can delay or cancel closing.
Do I need title insurance in Connecticut?
- Lenders require a lender’s policy. An owner’s policy is optional but commonly purchased to protect your equity. Discuss with your attorney.
Are there special coastal steps for Madison homes?
- Yes. Verify flood-zone status, review any coastal or wetlands restrictions, plan for flood insurance if needed, and confirm septic or well compliance for properties not on public systems.
