When selling a home, it's not uncommon for your buyer to ask for more time before closing. This request to extend the closing date might be due to financing, inspection, paperwork delays, or life changes, among other reasons. It’s frustrating, yes, and may leave you wondering what it means for your plans and your timeline.
However, it's not uncommon for a home sale to face some sort of delay. If a buyer needs to extend closing, make sure you view it as a practical request and not as a dealbreaker. After all, it’s highly likely that the buyer would also want to close as early as possible.
In this two-part guide, we’ll walk you through why buyers request extensions, how you can respond as a seller, and some considerations before agreeing to a new closing date.
Common reasons why buyers may want to extend the closing date
If the goal is to close on a house, why would a buyer want to delay the process? Here are some of the most common reasons a buyer might request an extension or delay the closing date. It's essential to understand them so you can navigate through them when they do occur.
While gaining pre-approval is critical, it isn't the final word and does not guarantee a seamless journey to the house closing. The lender’s underwriting process can take longer than expected, as they need to make sure everything is in order for the loan to get its final approval.
It’s normal for underwriters to request extra documents, verify income and employment multiple times, or request something that requires additional review. Even someone with a rock-solid pre-approval can face unexpected hurdles or last-minute slowdowns when getting a loan, and this is often the biggest reason why closings get delayed. Likewise, there are times when underwriters get swamped and can’t process mortgages as quickly as what’s expected.
Buyers are always reminded not to take out a new credit card or make any big purchase, such as a new car, while waiting for the loan approval. This is because lenders will usually evaluate the buyer's creditworthiness one more time before finalizing the loan. But sometimes, buyers forget the memo and do those things, affecting their financial portfolio. Additionally, credit issues sometimes pop up that further cause unexpected delays.
Sometimes title search or title review uncovers issues that need to be cleared before a lender will approve the loan. This might include unresolved liens, unpaid debts, clerical errors, or ownership disputes. Though usually solvable, they can still cause a delay and extend the closing date.
The appraisal process can also cause delays if the home appraisal comes in low or the home doesn't appraise for the full purchase price. This can send everyone back to the negotiating table—the buyer may need time to renegotiate with you, appeal the appraisal, or come up with extra cash to cover the difference between the appraised value and the loan amount. Any of those steps will need adjustments to the timeline.
Another reason buyers might want to delay closing is that they are having trouble closing on their current home. If they're relying on proceeds from their home sale to finance their new purchase or make a down payment, they might need to ask for an extension.
If an inspection reveals a major issue, such as foundation concerns or roof damage, it can trigger unexpected negotiations. Even if you and the buyer quickly agree on a solution, whether to shoulder the repair or lower the asking price, scheduling contractors or updating the loan paperwork can still take time, prompting a delay on the closing date.
Life sometimes gives us surprises or simply just gets in the way. Job changes, layoffs, family emergencies, accidents and injuries, cash flow issues, and missing documents—all of these things, along with last-minute hiccups, may prompt the buyer to request to push back the date of closing in order to have extra time to address these issues.
What to do when a buyer wants to extend the closing
If your buyer asks to delay or extend your closing date, here are a few things you'll want to do to plan for the delay or prepare to negotiate:
1. Evaluate the reason and ask for documentation.
If you’re working with an experienced listing agent, they should be able to give you the full details about why the buyer needs to delay closing. After knowing the reason for the request, don’t forget to ask for proof: lender letters, title updates, or other documentation. You can then use this information to help you determine your next steps and assess just how much control you might have over the situation.
2. Get it in writing.
Just like any other business transaction, any requests to extend the closing date must be agreed in writing. However, you will respond to the delay request (which will be discussed in the second part of this blog), insist on a written amendment, and maintain a copy for yourself.
3. Plan accordingly.
Before agreeing to the extension, make sure you weigh your costs and adjust your moving and financial plans accordingly. Will you have to make another month of mortgage and utility payments? How will this affect your upcoming move? Do you need to reschedule a moving truck or other service providers? Start conversations with your agent to brainstorm solutions and calculate added costs, especially if you think you will be having a hard time making up for the gap caused by the delay.
[To be continued…]
