Offer accepted in Libertyville and wondering what comes next? You are not alone. The days right after acceptance move quickly, and the attorney review and inspection period can feel confusing. In this guide, you will learn how attorney review in Illinois works, how it fits with inspections, what to schedule first, and what local 60048 buyers should watch for. Let’s dive in.
Attorney review in Illinois
Attorney review is a contractual window that allows your attorney to examine the signed purchase contract and propose changes. It is not a statewide legal right. The dates and rights come from the actual contract you and the seller signed.
During this window, attorneys can seek clarifications or amendments on things like repair language, closing date, title matters, or personal property. The other side can accept, reject, or counter. Some contracts include a specific attorney approval contingency that lets you cancel if both sides cannot agree within the set time. Always confirm what your contract says.
How review fits with inspections
Attorney review focuses on the contract. The inspection contingency focuses on the property’s condition. These periods often run at the same time, but they are separate. Your inspection results may inform what your attorney proposes to add or change in an amendment.
Typical contracts use a short attorney review window and a somewhat longer inspection window. Exact timing varies by form and by what you negotiated. Check your signed contract so you do not miss a deadline.
Typical sequence after acceptance
- Offer accepted and contract signed.
- Deliver earnest money by the contract deadline.
- Attorney review begins. Attorneys propose changes or approve.
- Schedule inspections and complete them within the inspection period.
- Submit repair requests or credit requests based on the inspection report.
- Negotiate with the seller on repairs, credits, price, or dates.
- Remove or satisfy contingencies and move toward closing.
Scheduling tips for 60048 buyers
- Book the general home inspection immediately. Inspectors fill up fast, and you may need follow-up specialists.
- Start radon testing right away if included. Radon tests can take multiple days.
- Order a sewer scope early for older homes or lots with mature trees.
- Coordinate with your attorney so inspection findings flow into precise amendment language if needed.
Libertyville inspection priorities
Most buyers order a general home inspection, plus radon, sewer scope, and pest inspections as needed. In Libertyville and greater Lake County, pay close attention to:
- Basements and moisture. Many homes have basements. Check for past water intrusion, drainage and grading, and a functioning sump pump with back-up.
- Floodplains and wetlands. Some parcels sit near creeks or low-lying areas. Review disclosures and consider floodplain data if the lot appears low.
- Radon. Parts of Illinois have elevated radon potential. Testing is a low-cost, high-value step in your due diligence.
- Older homes and lead paint. Homes built before 1978 may have lead-based paint hazards. Disclosures apply to pre-1978 properties.
- Private well or septic. Most Libertyville homes are on municipal systems, but if the property has a well or septic, include well and septic inspections.
- Historic or older systems. Older wiring, older plumbing, and original windows are common in some homes. Electrical safety and structural integrity deserve extra attention.
What to prioritize in negotiations
- Safety and major systems. Electrical hazards, failed HVAC, significant roof issues, structural concerns, and active leaks with mold risk rise to the top.
- Water and drainage. Recurring basement leaks and poor grading can be costly over time.
- Credit vs repair. Cosmetic items and minor fixes are often better handled by a repair credit so you can manage the work after closing.
- Insurance and lending. Some defects can affect insurability or loan approval. Address those early.
How negotiations usually play out
Buyers typically send a written list or amendment asking for specific repairs, a seller credit, a price adjustment, or acceptance as is. Your attorney can draft precise language that sets standards for repairs, permits, and timing if repairs are part of the agreement.
Sellers may accept, refuse, or counter. Often the solution is a mix of seller-completed repairs and a credit. In faster markets, sellers may prefer credits so you can choose contractors after closing.
Common local negotiation items include roof age and condition, basement waterproofing and sump systems, HVAC age or service, electrical panel updates, radon mitigation, sewer-line repairs, and termite treatment if activity is found.
Attorney vs agent roles
- Your attorney focuses on the contract, title, remedies, and the exact wording that protects you.
- Your agent coordinates inspections, explains market norms, and helps shape the strategy to reach a fair outcome.
Best practice is to keep both in sync so inspection findings translate cleanly into contract amendments.
Earnest money, contingencies, and closing
Earnest money deadlines and refund rules come from your contract. If you follow a stated contingency to cancel, your deposit is typically refundable under the contract terms. If you try to cancel outside your contract rights, you may risk your deposit.
Once inspection and attorney issues are resolved, you and the seller usually sign an amendment that confirms repairs or credits and removes contingencies. From there, you move on to final loan approval, title work, and closing logistics. If serious title defects or unresolvable safety issues arise and the seller will not address them, your attorney may recommend using a contractual termination right if one applies.
Quick 60048 buyer checklist
- Read your signed contract and calendar all deadlines.
- Hire a local real estate attorney familiar with Lake County practice.
- Schedule a general inspection immediately, plus radon and sewer scope as needed.
- Share inspection results with your attorney and agent right away.
- Decide on repairs vs credits and submit clear, specific requests.
- Confirm all amendments in writing and track contingency removals.
Work with a local advocate
Buying in Libertyville is smoother when you have a trusted guide who understands local homes, common inspection findings, and the pace of negotiations. If you want coordinated support from offer to close, connect with Julie Towne for a concierge-level buyer experience.
FAQs
How does attorney review work in Illinois?
- It is a contractual window that lets attorneys approve the signed agreement or propose changes. The other side can accept, reject, or counter based on the contract terms.
How long is attorney review and inspection?
- Timeframes vary by contract. Many forms use a short attorney review window and a somewhat longer inspection period. Check your signed agreement for exact dates.
What if my attorney’s changes are not accepted?
- If your contract includes an attorney approval contingency that permits cancellation when changes are not accepted, you can cancel within that window. Otherwise, you must negotiate or proceed under the existing terms.
Who pays for inspections in Libertyville?
- Buyers typically pay for inspections, including general, radon, sewer scope, and any specialists, since the results protect the buyer’s interests.
What if my inspection finds a major issue?
- You can request repairs, ask for a credit, or negotiate a price change. If your inspection contingency allows, you can cancel and seek a return of earnest money under the contract.
Can I require the seller to use my contractor?
- You can request professional standards for any repair, but sellers often pick the vendor. Many buyers prefer a closing credit so they can select contractors and manage quality after closing.
Does the seller have to fix everything on the report?
- No. Sellers are typically obligated to address only the items agreed upon in writing or required by the contract, lender, or insurance. Minor or cosmetic items usually fall to the buyer unless negotiated.
