Buying in Wachesaw Plantation and wondering how long it takes to close? You are not alone. South Carolina has a few unique steps, and coastal properties in Murrells Inlet add a couple more. In this guide, you will see a clear timeline from offer to keys, local items to watch, and ways to avoid delays so you can close with confidence. Let’s dive in.
South Carolina closing basics
In South Carolina, a closing attorney typically manages title work, closing documents, and recording. This is customary across the state. Your agent coordinates with the attorney and, if you are financing, your lender.
Typical timelines:
- Cash purchases: often 7 to 14 days after contract acceptance.
- Financed purchases: commonly 30 to 45 days. More complex files can run longer, depending on underwriting or appraisal.
For financed loans, your lender must provide a Closing Disclosure at least 3 business days before you sign. The federal rule creates a built-in review window for you before closing. You can learn more about that timing from the Consumer Financial Protection Bureau’s overview of the Closing Disclosure and three-day rule.
Step-by-step timeline
Right after ratification (Day 0)
- Execute the contract and submit your Earnest Money Deposit.
- If negotiated, pay the due diligence fee and start your due diligence period.
- Apply with your lender, share your contract, and request homeowners insurance quotes.
- Your agent notifies a local closing attorney to open title.
- Schedule inspections immediately.
During the due diligence window
- Complete inspections early: general home, wood-destroying organisms (termite), roof, HVAC, and any septic or well tests if applicable.
- Review HOA documents and community rules if the home is in an HOA.
- Order a survey if needed and review title exceptions from the closing attorney.
- If financing, your lender orders the appraisal once your file is underway.
Appraisal and underwriting
- Appraisals are typically scheduled within 3 to 10 business days after ordering.
- The appraiser visit and report often take 7 to 14 days.
- Keep your lender updated with documents so underwriting can work toward a clear to close.
Prepare to close
- The closing attorney compiles title work, seller payoff information, and the settlement statement.
- Your lender issues the Closing Disclosure at least 3 business days before signing.
- You confirm final funds for closing and wiring instructions.
Closing and recording
- You sign at the closing attorney’s office or through permitted remote options.
- Funds are disbursed and the deed is recorded with Georgetown County.
- Recording can be same day or within a few business days, depending on office workload and filing method.
- You receive keys and possession as the contract provides.
Sample 30-day schedule
- Days 0–3: Contract signed, EMD and due diligence fee delivered, inspections scheduled.
- Days 3–10: Inspections completed; repair requests submitted; lender orders appraisal.
- Days 10–20: Appraisal visit and report; underwriting continues.
- Day 21: Repair negotiations and HOA/title review wrap up.
- Days 24–27: Lender issues Closing Disclosure (3-business-day minimum applies).
- Days 28–30: Closing and recording.
Sample 45-day schedule
- Days 0–7: Contract signed; extended due diligence period begins; inspections scheduled.
- Days 7–21: Inspections, appraisal, and early underwriting.
- Days 22–36: Title review and HOA document processing; repairs negotiated; lender moves to clear to close.
- Days 37–42: Closing Disclosure delivered.
- Days 43–45: Closing and recording.
Key contract terms in South Carolina
Due diligence fee vs. earnest money
- The due diligence fee is a negotiated, buyer-paid amount that compensates the seller for taking the property off the market during a defined period. If you cancel during that window per the contract, the seller usually keeps the fee.
- The Earnest Money Deposit is separate and held in escrow. Its refund depends on the contract and contingencies.
Inspections and repairs
- You choose which inspections to complete. In Murrells Inlet, many buyers add termite and moisture checks, and septic inspection if the property is not on sewer.
- Repairs are negotiated, not automatic. Your agent will guide strategy and timelines.
Appraisal and loan conditions
- The appraisal must support your loan amount. If it comes in lower than the contract price, you can renegotiate, bring more cash, or cancel based on your contract terms.
- Lenders issue a clear to close when underwriting is complete and then deliver your Closing Disclosure.
Title commitment and exceptions
- Your closing attorney provides a title commitment. If exceptions appear, curative steps can include paying off liens, securing releases, or obtaining correction documents.
Closing Disclosure timing
- For most residential mortgages, you must receive the Closing Disclosure at least three business days before signing. The CFPB explains this three-day review rule and what to check in your disclosure.
Wachesaw and Georgetown County factors
Flood risk and insurance
Parts of Murrells Inlet and Wachesaw Plantation may be in FEMA flood zones. If the home lies in a Special Flood Hazard Area and you are financing, your lender will likely require flood insurance. Get a flood zone determination early and request an elevation certificate if available. You can view current FEMA flood maps to understand your property’s risk and insurance needs.
Septic versus public sewer
Some homes near Murrells Inlet use private septic systems. Septic inspections and any health department reviews can add time. If the home is on septic, schedule that inspection early in due diligence to avoid last-minute issues.
HOA documents and fees
Wachesaw Plantation has covenants and an HOA. Resale certificates, estoppel letters, and transfer fees often take several business days to process. Build this into your timeline.
Termite and moisture concerns
Coastal humidity increases the chance of wood-destroying organisms and moisture issues. Order your termite inspection early. Certain loans, such as VA, often require a termite report.
Taxes and local assessments
Confirm the current property tax status and any community or county assessments. Your closing attorney will request payoff information so there are no surprises at the table.
Recording timeframes
The Georgetown County Register of Deeds processes recording after funding. Some attorneys file electronically for same-day recording; others may record within a few business days depending on volume.
How to avoid delays
What you can do
- Share your contract and full documents with your lender on Day 0.
- Order homeowners and, if needed, flood insurance quotes right away.
- Complete all inspections early in due diligence and respond quickly to repair decisions.
- Confirm wiring instructions directly with the closing attorney by phone before sending funds.
- Keep your schedule flexible around the three-business-day Closing Disclosure review period.
How a local team helps
- Orders inspections, flood checks, insurance quotes, and HOA documents as soon as the contract is accepted.
- Pairs you with a Georgetown County closing attorney to start title work in parallel with inspections.
- Coordinates with your lender so appraisal and underwriting stay on track.
- Uses clear repair and negotiation timelines to keep financing moving.
- Preps out-of-state buyers on remote signing and funds transfer steps well in advance.
Your next steps
If you are targeting a 30-day close in Wachesaw Plantation, act fast in the first week. Lock in inspections, provide your lender with everything they ask for, and request HOA and insurance documents early. If your lender expects a longer appraisal turn time or if the home needs septic or specialty inspections, plan on a 45-day window.
You do not have to navigate the process alone. The Taylor Keenan Team lives and works along the Grand Strand, and we guide out-of-state and local buyers through smooth, timely closings every week. If you want a clear plan and proactive coordination from contract to keys, reach out to the Taylor Keenan Team.
FAQs
How long to close a financed home in Murrells Inlet?
- Most financed purchases close in 30 to 45 days after contract acceptance, depending on lender speed, appraisal timing, and contract terms.
Who handles closings in South Carolina?
- A closing attorney typically manages title work, documents, and recording. Your agent and lender coordinate closely with the attorney.
What is the South Carolina due diligence fee?
- It is a negotiated, buyer-paid fee that compensates the seller for taking the home off the market during a set period. If you cancel within that window per the contract, the seller typically keeps the fee.
When will I receive my Closing Disclosure?
- Your lender must deliver the Closing Disclosure at least three business days before you sign. The CFPB provides a simple overview of this rule and what to review in the document.
Do I need flood insurance in Wachesaw Plantation?
- If the property is in a FEMA Special Flood Hazard Area and you are financing, your lender will likely require flood insurance. You can check your area using FEMA’s flood map viewer.
How does deed recording work in Georgetown County?
- After funds are disbursed at closing, the closing attorney records the deed with the county. Recording may occur the same day or within a few business days based on office volume and filing method.
