After You Accept an Offer in NH: What Happens Next

What happens after a seller accepts an offer in New Hampshire?

Once you accept an offer in New Hampshire, the transaction moves into a structured sequence of steps: the buyer deposits earnest money, inspections are scheduled, the lender orders an appraisal, and financing is finalized before you close. Most sales take 30 to 60 days from accepted offer to closing, depending on the buyer’s financing type, the property’s condition, and how smoothly each contingency resolves. Accepting the offer is the beginning of the process, not the end of the work.

The post-acceptance timeline, step by step

Here’s what I walk every seller through after an offer is signed. The sequence doesn’t always go in a perfectly clean order, but this is the general path from accepted offer to closed sale.

Earnest money deposit

Within a few days of acceptance, the buyer is typically required to deliver an earnest money deposit. This is held in escrow, usually by a title company or attorney, until closing. The amount and deadline are spelled out in the purchase and sale agreement.

Earnest money is not automatically yours if the deal falls apart. Whether the seller can keep it depends entirely on the circumstances and the contract language, specifically which contingencies were included and whether the buyer exercised them properly. This is one of the reasons contract terms matter as much as the offer price.

A quick note on wire fraud: if earnest money or any closing funds are being wired, make sure your buyer (and you) verify all wiring instructions by phone with a known, trusted contact before any funds move. Never rely on emailed instructions alone. Wire fraud targeting real estate transactions is real and ongoing, and it’s worth taking seriously at every step of the transaction.

Inspections

Most buyers include an inspection contingency, which gives them the right to have the property professionally inspected within a set window, commonly 7 to 14 days after acceptance. In Northern New Hampshire, buyers often request a general home inspection, and depending on the property, a well and septic inspection, radon test, or other specialized assessments.

After the inspection, the buyer may come back with a repair request, a price reduction request, or they may accept the property as-is. They can also walk away if the inspection reveals something significant enough to trigger the contingency. This is one of the most common points where a transaction either holds together or requires renegotiation.

My honest take: sellers who are surprised by inspection findings usually didn’t think carefully about the property’s condition before listing. The inspection is not the moment to learn about a failing septic system or a roof at the end of its life. That said, not every finding is a dealbreaker, and I help my sellers sort out what’s worth addressing versus what’s a reasonable negotiation point.

If your home was built before 1978, federal law requires a Lead-Based Paint Disclosure to be provided to the buyer before the purchase and sale agreement is finalized. This is a federal requirement under the Residential Lead-Based Paint Hazard Reduction Act, and it applies regardless of the property’s current condition.

Appraisal

If the buyer is financing the purchase, their lender will order an independent appraisal, usually after inspections are resolved. The appraiser’s job is to confirm that the property is worth at least the purchase price from the lender’s perspective.

If the appraisal comes in below the agreed price, you have a few options: negotiate the price down, ask the buyer to cover the gap in cash, or in some cases, a combination of both. If neither party can bridge the gap, the buyer may be able to exit the contract under the appraisal contingency.

According to the National Association of Realtors’ Realtors Confidence Index, appraisal issues are among the most common causes of delayed or terminated contracts nationally. In rural markets like those across Coos County, appraisals can be tricky because comparable sales are sometimes limited or geographically spread out. Pricing the property accurately from the start reduces the risk of an appraisal gap.

Financing and the mortgage contingency

Unless you accepted an all-cash offer, the buyer’s financing is still in process after acceptance. Their lender is reviewing income, assets, employment, and the property itself. Even a buyer with a strong pre-approval can hit snags if their financial situation changes or the property has title or condition issues.

The mortgage contingency gives the buyer a defined period to secure final loan approval. If they can’t get financing within that window, they can typically exit the contract and recover their earnest money. The Consumer Financial Protection Bureau’s closing process guide outlines what buyers are working through on the financing side during this period.

As a seller, you can’t control the buyer’s lender, but you can stay in communication with your agent so you know where things stand. If the financing deadline is approaching and you haven’t heard anything, that’s a signal to ask questions.

Title search and title insurance

During this same window, a title company or real estate attorney will conduct a title search to confirm you have clear, marketable title to the property. They’re looking for unpaid liens, unresolved judgments, easement issues, or any other clouds on title that could affect the buyer’s ownership.

New Hampshire is an attorney state for real estate closings, meaning a licensed New Hampshire attorney typically handles the closing and title work. The New Hampshire Bar Association provides resources on the role of attorneys in real estate transactions in the state.

Title insurance protects both the buyer and their lender against future claims. If a title issue surfaces during the search, it needs to be resolved before closing, and that process can add time to the timeline.

Final walkthrough and closing preparation

Shortly before closing, the buyer will typically do a final walkthrough of the property to confirm its condition matches what was agreed to in the contract. This is not another inspection. It’s a check to make sure nothing has changed since the inspection period, agreed repairs were completed, and the property is in the expected condition.

As the seller, you should have the property in the same or better condition as when the offer was accepted. Remove your belongings, complete any agreed repairs, and make sure utilities are still on for the walkthrough.

The New Hampshire Insurance Department and the New Hampshire Real Estate Commission both provide consumer guidance on the closing process and what sellers should expect at this stage.

Closing day

At closing, the deed transfers, funds are distributed, and the sale is complete. In New Hampshire, closings are typically handled by a real estate attorney. You’ll sign documents, the buyer’s funds will be confirmed, and you’ll hand over the keys.

New Hampshire imposes a Real Estate Transfer Tax, administered by the New Hampshire Department of Revenue Administration. How the tax is allocated between buyer and seller is typically addressed in the purchase and sale agreement and is a negotiated term, not a fixed assignment to one party. Confirm how it’s addressed in your specific contract with your closing attorney.

One more thing worth mentioning: be cautious about wiring instructions at closing. Verify all instructions directly with your attorney’s office by phone before any funds move. Fraudulent wire instructions targeting real estate closings are a known risk, and no legitimate closing attorney will object to you calling to confirm.

What can still go wrong after acceptance

Accepting an offer is a significant milestone, but it’s not a guarantee of closing. Here are the most common points where transactions stall or fall apart.

Inspection findings. A buyer who discovers significant issues, a failing well, a compromised foundation, an aged septic system, may request repairs, a price reduction, or decide to exit. How you respond to inspection requests can determine whether the deal survives.

Appraisal gaps. If the property appraises below the purchase price, the lender won’t fund the full amount. This requires either renegotiation or the buyer covering the difference out of pocket. In some rural areas of Northern New Hampshire, appraisers may struggle to find recent comparable sales, which can create more appraisal risk than in higher-volume markets.

Financing problems. Buyers lose jobs, take on new debt, or have underwriting surprises. Even a well-qualified buyer can face a delayed or denied loan. The CFPB’s guidance on mortgage issues gives buyers context on what can come up during underwriting.

Title issues. Old liens, unresolved easements, or estate-related title complications can surface during the title search. Most can be resolved, but they take time and sometimes require legal action.

Buyer cold feet. If a buyer has a contingency and chooses to exercise it, they can typically exit the contract. If they try to walk away without a valid contingency, the earnest money situation becomes more complicated. This is where the contract terms matter, and having an experienced agent and a good closing attorney in your corner helps.

According to NAR’s Realtors Confidence Index, a meaningful percentage of contracts experience at least one delay, and a smaller but real percentage fall through entirely. Knowing this going in helps you stay calm when bumps come up, because they often do.

If you’re approaching this stage and want to know exactly where you stand, that’s a conversation I’m glad to have before anything gets complicated.

Frequently asked questions

Can a buyer back out after accepting an offer in New Hampshire?

Yes, a buyer can exit the contract if they have a valid contingency, such as an inspection contingency, financing contingency, or appraisal contingency, and they exercise it within the terms of the agreement. If a buyer walks away without a valid contingency, they may forfeit their earnest money deposit, but that outcome depends on the specific contract language and the circumstances. Your closing attorney can advise you on your options if a buyer attempts to exit improperly.

How long does it take to close after accepting an offer in New Hampshire?

Most New Hampshire transactions close within 30 to 60 days of acceptance. Cash deals can close faster, sometimes in two to three weeks. Transactions involving FHA or USDA financing, or properties that need appraisal work or title resolution, can take longer. The timeline in your purchase and sale agreement will specify the target closing date.

What is earnest money and what happens to it if the deal falls through?

Earnest money is a deposit the buyer makes after acceptance to demonstrate their commitment to the purchase. It’s held in escrow until closing, at which point it’s typically applied toward the buyer’s costs. If the deal falls through, whether the seller keeps the earnest money or it’s returned to the buyer depends on the reason for the termination and which contingencies were in the contract. This is one of the most contested areas when a transaction breaks down, and the contract language controls the outcome.

Do I need a real estate attorney to close in New Hampshire?

In practice, yes. New Hampshire real estate closings are typically handled by a licensed real estate attorney, who conducts the title search, prepares the closing documents, and oversees the transfer of funds and deed. The New Hampshire Bar Association can help you find a real estate attorney if you don’t already have one. Your agent can also refer you to attorneys they’ve worked with in your area.

What repairs am I required to make after the inspection in New Hampshire?

You’re not automatically required to make any repairs after an inspection. What you’re obligated to do depends entirely on what was negotiated and agreed to in writing following the inspection period. Buyers can request repairs, a credit, or a price reduction, but sellers can also decline. If the parties can’t reach an agreement and the buyer has a valid inspection contingency, the buyer may have the right to exit the contract. Every situation is different, and this is exactly the kind of negotiation where having an experienced agent matters.

If your home was built before 1978, remember that the federal Lead-Based Paint Disclosure requirement applies regardless of inspection outcomes, and it must have been provided before the purchase and sale agreement was executed.

You’ve accepted the offer. Here’s what I’d tell you next.

The period between accepted offer and closing is where transactions succeed or fall apart, and it’s where having an experienced agent in your corner makes the most difference. I stay in close contact with every seller I work with throughout this entire process, from tracking contingency deadlines to navigating inspection negotiations to making sure the closing attorney has everything they need.

If you’re preparing to list, already under contract, or trying to understand what to expect at any stage of the process, I’m glad to walk through it with you. Reach out here to schedule a conversation, and we’ll talk through where you are and what comes next.

Equal Housing Opportunity. Nick DeMers is a licensed Realtor in New Hampshire, regulated by the New Hampshire Real Estate Commission. This article is general information only and is not legal, tax, or financial advice. Readers should confirm their own transaction details, costs, and obligations with their attorney, tax advisor, lender, or closing officer.