Buying a home in Millburn moves fast. The moment everyone signs the contract, a countdown starts that can shape your entire purchase. If you have never bought in New Jersey, the attorney review can feel like a sprint. You want clarity on what happens, what to negotiate, and how to keep your offer strong without taking on unnecessary risk. In this guide, you’ll learn how the 3 business day window works, what to do each day, and the key items Millburn buyers should check. Let’s dive in.
What attorney review means in NJ
New Jersey uses an attorney review to protect buyers and sellers after both sides sign the contract. For a short period, either party’s attorney can cancel or propose changes. This gives you time to confirm legal terms, add contingencies, and flag issues before the contract becomes final. It is a standard part of New Jersey residential deals and appears in the state’s common contract forms.
Timeline: the 3 business day window
The standard attorney review lasts three business days after both parties sign. Weekends and public holidays do not count. If you sign late in the day, the clock still starts on the next business day. If no attorney acts within the window, the contract usually becomes binding as written.
How communication works
Any disapproval or change is sent by written notice. Your attorney typically delivers a signed letter or amendment to the other party and the agents, following the contract’s instructions. If one side disapproves and the other does not accept changes, the contract ends unless everyone signs a new agreement.
Can you extend or waive?
You can shorten, extend, or waive the review by mutual written agreement. In competitive Millburn sub-neighborhoods, some buyers consider shortened reviews to stand out. This can help your offer but increases risk. If you need more time, your attorney may request a brief extension. Make sure any extension is documented in writing.
What to negotiate during review
Use the review to confirm and, if needed, negotiate protections. Common items include:
- Inspection contingency: General home, termite, radon, lead-based paint for pre-1978 homes, plus specialists as needed (chimney, septic, pool, HVAC). Older Millburn homes often warrant thorough checks.
- Financing contingency: Timeframe to secure loan approval, appraisal, and lender requirements.
- Title and survey: Right to review title, address defects, and confirm boundaries with a survey.
- Municipal compliance/CO: Seller documentation for permits and local requirements, especially relevant for older renovations.
- Condo/HOA review: For condos, review bylaws, financials, minutes, and any pending litigation.
- Repairs and credits: Translate inspection findings into specific repair requests, credits, or escrow holdbacks.
- Earnest money and remedies: Confirm deposit amount, escrow holder, and default language.
- Closing date and occupancy: Align closing date, possession, and any rent-back.
Roles: your agent and attorneys
Your agent coordinates logistics and market strategy. They schedule inspections quickly, track deadlines, and share information with your lender and the other side. Agents facilitate the process but do not provide legal advice.
Your attorney reviews the contract, title, and municipal issues. They draft amendments, negotiate credits, and make sure the paperwork reflects what you intend to buy. The seller’s attorney evaluates your requests and may counter. Clear communication among all four parties keeps the deal on track.
Millburn-specific checks to consider
Millburn and Short Hills include many older homes with long renovation histories. During review, it helps to:
- Check building permits and certificate of occupancy history for past work on the home.
- Review Essex County and Millburn Township tax and assessment records for context.
- Plan for age-related inspection items, such as older wiring, pre-1978 lead paint risk, or legacy mechanical systems.
- For condos, request the association’s financials and minutes to understand reserves and any planned projects.
Buyer prep checklist
Before you make an offer
- Get a strong lender pre-approval and gather proof of funds.
- Select a New Jersey buyer’s attorney with local experience.
- Decide your comfort level on attorney review length and contingencies.
The day the contract is signed
- Send the executed contract to your attorney and lender immediately.
- Schedule the general inspection and any specialists for the earliest available slot.
- Confirm where your earnest money will be held and how you will deliver it.
During the 3 business days
- Review inspection results quickly with your attorney and agent.
- Authorize specific repair requests, credits, or a brief extension if needed.
- Keep your lender updated so appraisal and underwriting progress.
- Track deadlines with your agent’s shared timeline.
If the attorney cancels
- Expect written notice. Your funds are handled per the contract.
- If you still want the home, you may re-offer, but the original contract is terminated unless everyone signs a new agreement.
If no one acts in time
- The contract typically becomes binding as written.
- Follow the remaining contingencies and dates exactly.
Strategies for competitive Millburn offers
- Prioritize early inspections so you can negotiate within the window.
- Use an attorney familiar with Millburn and Essex County processes.
- Keep your documentation ready to reduce friction with the seller.
- If asked to shorten review, consider very limited, specific waivers instead of a blanket waiver. Discuss the trade-offs with your attorney and agent.
A simple 3-day countdown
- Day 0: Everyone signs. You send the contract to your attorney and lender, schedule inspections, and send earnest money per the contract.
- Business Day 1: Your attorney begins review. You confirm inspection timing and lender documents.
- Business Day 2: Inspections ideally occur. Your attorney drafts any amendments for repairs, credits, or added protections.
- Business Day 3: Your attorney either approves as-is, sends amendments, or cancels. If amendments are sent, both parties must agree or the contract can end.
Ready to buy in Millburn?
If you want a clear plan from offer to closing, with attentive guidance across both Manhattan and North Jersey, let’s talk. With boutique service and the reach of respected brokerages, you get a calm, organized path through attorney review, inspections, and closing. Start your happy home hunt with Rebecca Brooksher.
FAQs
When does NJ attorney review start and end for Millburn homes?
- It begins once both buyer and seller sign the contract and typically lasts three business days, not including weekends or public holidays.
What happens if no one sends changes during attorney review?
- If neither attorney disapproves or proposes changes within the window, the contract usually becomes binding as written.
Can Millburn buyers extend the attorney review period?
- Yes, extensions are possible by mutual written agreement, often to complete inspections or finalize amendments.
Can I cancel the contract after attorney review ends in New Jersey?
- After the review ends, cancellation is limited to the contract’s contingencies or mutual agreement; attorney disapproval alone will not undo a binding contract.
What inspections should Millburn buyers consider during review?
- General home, termite, radon, and lead for pre-1978 homes, plus specialists such as chimney, HVAC, septic, or pool as needed.
Who pays for the buyer’s attorney in New Jersey transactions?
- You hire and pay your own attorney; fees vary by firm and the complexity of the deal.
Should I waive attorney review to strengthen my offer in Millburn?
- Waiving or shortening can make an offer more competitive but increases legal and inspection risk; weigh this choice with your attorney and agent.
