The Home Buying Process in Western NY
Buying a home in Western New York has more steps than most people expect, mostly because attorneys handle the contract and the closing here. I’ve been walking buyers through it since 2002, and this is the order things usually happen in Erie and Niagara County.
Most closings land around 45 to 60 days after your offer is accepted. Cash purchases can move faster, and financing or title issues can add time. Bookmark this page and check off each step as we go.
The 16 Steps at a Glance
- Get qualified with a lender
- Start your home search
- Make an offer
- Seller acceptance
- Attorney approval
- Home inspection and contingency releases
- Deposit due
- Apply for your mortgage
- Appraisal ordered by lender
- Mortgage commitment
- File cleared to close
- Title update and survey
- Remove any town compliances
- Attorney title review
- Final walk through
- Call to transfer utilities
- Closing day
Before You Shop
1. Get qualified with a lender
Start here, before you look at a single house. A lender reviews your income, credit and savings and tells you what you can comfortably borrow. A pre-approval letter also makes your offer stronger, because sellers want to know you can actually close.
2. Start your home search
Once you know your number, I set up a search for the towns and features you want. You’ll get new listings as they hit the MLS, and we’ll tour the ones worth your time.
Making an Offer and Getting Under Contract
3. Make an offer
When you find the one, we write an offer together. Price is only part of it. Your deposit, closing date, inspection and mortgage terms matter too. I’ll pull recent sales from the MLS so you know what the home is really worth before you commit.
4. Seller acceptance
The seller can accept, counter or pass. Once both sides agree and sign, you have an accepted offer, but it isn’t final yet.
5. Attorney approval
In Western NY, the purchase contract is usually subject to approval by both attorneys within a short window. Your attorney reviews the terms and can approve them, ask for changes or disapprove. Have an attorney lined up before you make an offer so this step doesn’t hold you up.
6. Home inspection and contingency releases
Schedule your inspection right away. If the inspector finds something, we can ask for repairs, a credit or a price change. Once you’re comfortable, you sign off and release that contingency.
7. Deposit due
Your deposit (also called earnest money) is due on the timeline written in your contract. It’s held in escrow and credited toward your purchase at closing.
Getting Your Mortgage Approved
8. Apply for your mortgage
Now you formally apply with your lender using the signed contract. Send documents fast. Pay stubs, bank statements and tax returns are the usual list, and slow paperwork is the most common reason closings get pushed.
9. Appraisal ordered by lender
The lender orders an appraisal to confirm the home is worth what you’re paying. If it comes in low, we talk through the options with you, your lender and the seller’s side.
10. Mortgage commitment
This is your lender’s written approval, sometimes with a few conditions left to clear. It’s a big milestone, and your attorney will want a copy.
11. File cleared to close
Once every condition is met, underwriting marks your file clear to close. That’s the green light to schedule your closing.
Title, Town Requirements and the Final Walk Through
12. Title update and survey
The abstract of title gets updated and a survey confirms the property lines. This protects you from surprises like an old lien or a fence on the wrong side of the line.
13. Remove any town compliances
Some towns and cities in Western NY have their own requirements before a home can change hands, like a resale inspection or certificate of occupancy items. The seller’s side takes care of what’s required, and your attorney confirms it’s done.
14. Attorney title review
Your attorney reviews the updated title and survey to make sure you’re getting clean ownership. Anything that comes up gets resolved before closing day.
15. Final walk through
Right before closing, we walk through the home one more time. We check that it’s in the condition you agreed to and that any promised repairs are finished.
16. Call to transfer utilities
Call electric, gas, water, internet and trash to start service in your name on closing day. Have your homeowners insurance in place too, since your lender requires it.
Closing Day
You’ll sign the final paperwork with your attorney, the funds transfer, the deed gets recorded, and you get the keys. Congratulations, you’re a homeowner.
Ready to Start Your Home Search?
I’m Kim Salvatoriello, a Century 21 North East agent licensed since 2002, helping buyers across Erie and Niagara Counties. Straight talk, no pressure, and I’ll walk you through every one of these steps.
Want more detail? See how I work with buyers on my Buy with Kim page, read my guide to relocating to Western NY, or check the Western NY real estate FAQ. Buying a rental? Run the numbers with my investor calculator.
Home Buying Process FAQ
How long does it take to buy a house in Western New York?
Most purchases close about 45 to 60 days after an accepted offer. Cash deals can move faster, and financing or title issues can add time.
Do I need a real estate attorney to buy a house in Western NY?
Yes. In Western New York both buyers and sellers use attorneys. They review and approve the contract, handle the title work and run the closing.
When is the deposit due when buying a home in Western NY?
The timing is written into your purchase contract. Your deposit is held in escrow and applied toward your purchase at closing.
What’s the difference between pre-qualified and pre-approved?
Pre-qualified is a quick estimate. Pre-approved means a lender has actually reviewed your income, credit and assets, which carries a lot more weight with sellers.
What does clear to close mean?
It means your lender’s underwriter has signed off on every condition of your loan, so your closing can be scheduled.