Closing Timelines: Buying In NH vs VT From Lebanon

Thinking about buying on either side of the Connecticut River from Lebanon and wondering how long closing will take? You are not alone. The steps are similar in New Hampshire and Vermont, but a few state and town procedures can add days if you do not plan for them. In this guide, you will learn the typical 30 to 45 day path from contract to keys, plus the key differences that affect timing in each state so you can set a realistic schedule. Let’s dive in.

What to expect from contract to close

Most residential purchases follow a predictable sequence. Your specific timing will depend on financing, inspections, title work, and local office processing.

• Offer accepted and contract signed. Earnest money is deposited with the escrow holder.
• Apply for your mortgage within the first few days. Your lender issues disclosures and begins underwriting.
• Schedule inspections within your due diligence period. Many buyers use a 7 to 14 day window for general and specialized inspections.
• Appraisal is ordered and scheduled if you are financing. Timing depends on appraiser availability.
• Title search and commitment are completed. Any issues like old liens or missing releases are cured.
• Final loan conditions are cleared. Surveys, condo documents, or municipal approvals may be added steps.
• Closing is scheduled. You sign, funds are disbursed, and documents are recorded.
• Post-closing, the deed and mortgage are recorded and keys are transferred per the contract.

A common contract-to-close window is about 30 to 45 days. Cash, pre-inspected, or fully underwritten files can be quicker, while title defects, HOA documents, or municipal approvals can add 1 to 3 weeks.

NH vs VT timeline differences

Who handles your closing

• New Hampshire: Closings are commonly handled by attorneys or title companies, and title insurance is standard in financed deals.
• Vermont: Attorney-led closings are also the norm. Many transactions use a Vermont attorney or a title company working with Vermont counsel.

Practical effect: Using local counsel experienced with the state reduces document prep time and avoids last-minute corrections.

Where documents are recorded

• New Hampshire: Deeds and mortgages are recorded at the county Registry of Deeds.
• Vermont: Land records are recorded at the town clerk’s office.

Practical effect: Turnaround times can vary by county in NH and by town in VT. Ask your closing attorney what to expect in the specific jurisdiction.

Attorney licensing across state lines

You should plan to use an attorney or title agent licensed in the state where the property sits. For a Vermont purchase, that usually means Vermont counsel or a title agent admitted in VT. This is a standard step and not a hurdle, but it can add coordination if you wait to retain counsel.

Inspections, septic, and well

Both states have many homes with private septic and wells, especially outside town centers. If a town requires a septic or wastewater approval as a closing condition, build extra time into your schedule to obtain inspections and any municipal documentation.

HOA and condo documents

Condo and planned community purchases require association documents and estoppel statements. Delays usually come from document collection and association response times, so request these materials early.

A realistic timeline from Lebanon

Use this as a planning template if you are shopping in both NH and VT. Your dates may shift based on contract terms and local offices.

• Week 1

  • Day 0: Offer accepted and earnest money delivered.
  • Days 0 to 3: Mortgage application submitted. Retain state-appropriate closing attorney or title agent.
  • Schedule general, septic, well, radon, and chimney inspections as needed.

• Week 2

  • Complete inspections and negotiate any repairs.
  • Title search underway. Lender orders the appraisal.
  • Request HOA or condo documents immediately, if applicable.

• Weeks 3 to 4

  • Appraisal completed and underwriting conditions cleared.
  • Title issues, if any, are resolved. Surveys or boundary reviews are ordered if requested.
  • Confirm homeowner’s insurance binder and wire instructions with the closing attorney by phone.

• Weeks 5 to 6

  • Final walk-through 24 to 48 hours before closing.
  • Sign closing documents, fund, and record. Keys are delivered per contract terms.

How to keep your closing on track

• Get pre-approved before you shop. Provide full documentation early to reduce underwriting time.
• Retain local counsel in the state where the property is located. Doing this at offer acceptance saves days later.
• Schedule all inspections immediately after contract. Add specialized tests common in our region like radon and well water.
• Request HOA and condo documents on day one. Association response time is a frequent cause of delays.
• Ask your attorney about any town-level permits or septic requirements. Build those into your timeline.
• Verify wiring instructions by phone using a known number. Wire fraud is common, and a quick call prevents it.

Special considerations for Upper Valley buyers

• Cross-river lenders: Many lenders operate in both NH and VT, but confirm licensing and experience in the target state before you make an offer.
• Recording expectations: NH recordings go through the county registry, while VT recordings happen at the town clerk’s office. Processing time varies by office.
• Title nuances: Older properties can surface issues like unreleased mortgages or boundary questions. Early title work helps you avoid last-minute surprises.
• Remote signings: Mobile or remote notarization may be possible depending on state rules and your attorney’s procedures. Ask early if you need this option.

Budgeting for closing costs

Closing costs differ by state, locality, and transaction type. Expect a mix of lender fees, attorney or title fees, title insurance, recording fees, and any state or local transfer or conveyance fees. Ask your closing attorney or title company for a tailored estimate as soon as you sign the contract.

The bottom line

You can plan on about 30 to 45 days from contract to close on most Upper Valley purchases, whether you buy in NH or VT. The sequence is similar in both states, but town and state procedures can impact timing. With early pre-approval, fast inspections, and the right local counsel, you can keep your move on schedule.

If you are weighing NH versus VT from Lebanon and want a clear plan for your timeline, reach out to Alan DiStasio for tailored guidance and coordinated next steps.

FAQs

How long does closing usually take in NH and VT?

• Most purchases close in about 30 to 45 days, but municipal approvals, HOA documents, title cures, or appraisal availability can add time on either side of the river.

Do I need a Vermont attorney if I live in NH?

• Yes, for a Vermont property you should expect to use a Vermont-licensed attorney or a title agent admitted in VT. Local counsel helps prevent state-specific delays.

Will my NH-based lender finance a Vermont home?

• Many lenders operate in both states, but you should confirm upfront that your lender is licensed in Vermont and familiar with Vermont recording and title practices.

Are Vermont recordings slower because they are town based?

• Not necessarily. Turnaround varies by town in VT and by county in NH. Your closing attorney can set expectations for the specific office handling your recording.

What issues most often delay closings in the Upper Valley?

• Common causes include title defects, slow HOA or condo document delivery, municipal septic or permit approvals, lender conditions, appraisal scheduling, repair negotiations, and wire or funding issues.