Buying in Franklin Lakes is exciting, but the contract step can feel intense. Once everyone signs, the clock starts on something called attorney review. If you use it well, you protect your deposit, clarify key terms, and head off surprises later. In this guide, you will learn how attorney review works in New Jersey, what your lawyer actually does, how long you have, and smart strategies for Bergen County buyers. Let’s dive in.
What attorney review is
Attorney review is a short, contract-defined window that begins after you and the seller sign the purchase agreement. During this period, your attorney can approve the contract, propose changes, or disapprove it. If your attorney disapproves in time, the contract is typically canceled without penalty for you.
This is not a state statute. It exists because most New Jersey purchase agreements include an attorney review clause. The exact rules and deadlines come from the signed contract you are using, so always confirm what your agreement says.
How long you have
In common New Jersey practice, attorney review is short, often three business days. That is not a guaranteed number. Your contract controls the deadline, whether days are business or calendar, and the exact cutoff time.
If no attorney acts by the deadline, the contract typically becomes fully binding as written. If an attorney sends a timely written disapproval, the contract is usually voided and you move on without further obligation.
When the clock starts
Attorney review usually starts once both buyer and seller sign and the signed contract is exchanged per its terms. Some forms start the count the day after execution, while others start the same day. Whether weekends and holidays count depends on your contract language.
If a specific hour is listed, your attorney must deliver written notice by that time. Make sure your attorney and agent know the exact deadline and how notices must be delivered.
What your attorney does
Your attorney uses this narrow window to spot risk and tighten protections. Common actions include:
- Confirming names, price, deposits, closing date, and conveyance details are correct.
- Requiring marketable title and clearing title exceptions or known liens.
- Clarifying inspection and repair terms, including what gets fixed and by when.
- Adjusting mortgage and appraisal language to protect you if financing falls through.
- Firming up closing logistics, occupancy, and remedies for delays.
- Requesting a survey or addressing boundary and easement issues.
- Requiring HOA or condo documents and rights to cancel if they show material issues.
- Adding language for environmental, septic or municipal permit concerns when needed.
- Confirming what fixtures and personal property stay with the home.
- Clarifying what happens to deposits and remedies if either side breaches.
If your attorney proposes changes and the seller accepts before the deadline, those changes become part of your contract. If you cannot reach agreement, either side may disapprove within the review period.
Franklin Lakes buyer strategy
Franklin Lakes is a Bergen County community known for larger, higher-value homes. In a competitive situation, a seller may prefer a shorter review window. That said, attorney review is your legal safety net and should not be ignored.
Here are smart tactics for local buyers:
- Pre-offer consult: Ask a New Jersey real estate attorney to glance at the standard form before you make an offer. This can reduce last-minute changes.
- Short but realistic window: If you shorten attorney review to compete, confirm your attorney can respond quickly. Speed without quality introduces risk.
- Clear communication: Decide on email and phone as the primary channels. Make sure your attorney, agent, and lender coordinate from day one.
- Use standard amendments: Many local attorneys keep proven language ready for title, repairs, surveys, and timelines. This streamlines review.
- Focused requests: Keep amendments tight and time-limited so they feel reasonable to a seller while still protecting you.
Risks of waiving or rushing
Waiving or overly shortening the attorney review period can backfire. You reduce the chance to catch title defects, municipal issues, HOA problems, survey concerns, or liens. You also increase the odds of losing your deposit if you try to back out later without a contractual basis.
If you shorten the window, do it intentionally and only with counsel ready to engage right away. Balance competitiveness with protection.
What to send your attorney
Help your attorney help you. Share these items as soon as the contract is signed:
- Fully executed contract and any counters
- Deposit details and who holds escrow
- Seller disclosures you received
- MLS listing and photos to confirm inclusions
- Any title report or prior survey you have
- HOA or condo documents if applicable
- Inspection report if already completed, or note inspections are pending
- Lender pre-approval and mortgage timeline
- Target closing date and your date constraints
- Any known municipal permit issues or property-specific concerns
Providing this package on day one helps your attorney draft precise amendments fast.
How notices and timing work
Attorney actions must follow the contract’s notice rules. Most contracts require written delivery, often by email, fax, or hand delivery. If the agreement lists a specific hour, a notice received after that time may be considered late.
When attorneys exchange amendment proposals near the deadline, timing matters. Signed changes before the deadline keep the contract alive with the new terms. If timing is contested, a dispute can arise, so aim to finish early when possible.
Inspections, financing, and appraisal
Attorney review is separate from inspection and financing contingencies unless edited to connect them. Your attorney can refine contingency timing and remedies during review. For example, you might add clarity on repair limits or define what happens if the appraisal is short.
In practice, inspections may start quickly in Bergen County to keep the deal moving. Coordinate the inspection schedule with your attorney so any needed changes are proposed before the review period ends.
Costs and timelines
Attorney fees vary. Many New Jersey lawyers offer a modest flat fee for basic review and limited negotiation. Complex matters like title defects, condo issues, or environmental concerns can add cost.
A quick review with limited changes can be completed within the standard timeframe, especially if your attorney has the paperwork early. More complicated issues may take longer and require additional negotiation.
Local checks for Franklin Lakes
Franklin Lakes and surrounding Bergen County towns have a few items worth early attention:
- HOA and condo oversight: For communities with associations, ensure timely delivery of bylaws, budgets, minutes, and any known special assessments.
- Municipal permits: Ask your attorney or the seller’s side to verify permits for past additions or alterations where appropriate.
- Flood and wetlands: For homes near streams or wetlands, confirm flood zone status and potential insurance requirements.
- Taxes and proration: Confirm current property taxes and whether any disputes or appeals are pending.
- Environmental: Older homes may have underground oil tanks or legacy issues. Your attorney can request appropriate disclosures or tests.
Flagging these items early helps your attorney tailor amendments that fit Franklin Lakes properties.
Step-by-step game plan
- Before offering: Speak with a New Jersey real estate attorney about the standard form you are likely to use. Line up your communication plan.
- Contract signed: Send your attorney the complete package listed above. Confirm the exact review deadline and notice method.
- Day 1: Your attorney reviews core terms, title language, contingencies, and any known property issues. You discuss priorities.
- Day 2: Attorney circulates proposed amendments that address title, inspections, financing, appraisal, closing, and inclusions.
- Day 3: Aim to finalize. If you cannot agree on key points, decide whether to proceed as is or disapprove within the deadline.
This approach keeps your deal moving and reduces surprises later.
Red flags to watch
- Vague timelines for repairs or mortgage commitments
- Unclear language on what personal property is included
- Title exceptions or easements that affect use or access
- HOA reserves or assessments that signal future expenses
- Past work without clear permitting
If you see any of these, talk with your attorney about targeted fixes or additional due diligence.
The bottom line for buyers
Attorney review is brief but powerful. Used well, it secures your interests, clarifies expectations, and reduces risk before you commit to a high-value Franklin Lakes purchase. Stay organized, communicate fast, and rely on your attorney and agent to keep the process on time.
If you are preparing to buy in Franklin Lakes or greater Bergen County and want a seamless path from offer to closing, connect with our local team at The Reitz Group. We pair hands-on guidance with polished, concierge service to help you move forward with confidence.
FAQs
How long is NJ attorney review for buyers?
- It depends on your contract language, though a short window such as three business days is common in New Jersey.
Can my attorney cancel during review?
- Yes. A timely written disapproval during the review period typically voids the contract without penalty to the disapproving party.
What if the seller’s attorney proposes changes?
- Those are counter-proposals. If both sides agree and sign before the deadline, the changes become part of the contract.
What happens to my deposit if we disapprove?
- If your attorney disapproves within the contract’s review period, the deposit is typically returned according to the contract terms.
Should I waive attorney review to compete?
- You can waive or shorten it by agreement, but that increases legal risk. Speak with a New Jersey real estate attorney before limiting review.
How much does attorney review cost?
- Fees vary. Many simple reviews use a modest flat fee, while complex issues increase cost. Ask local counsel for a quote upfront.
