Heard about New Jersey’s 3 business day “attorney review” and wondering how it affects your offer in Bergen County? You’re not alone. If you’re buying here for the first time or relocating from another state, this step can feel confusing. The good news is that it’s standard, it protects you, and you can move through it quickly with the right plan.
Below, you’ll learn what attorney review is, how the 3 business day clock works, how it interacts with inspections and mortgage timelines, and what to do at each step. You’ll also get practical tips to stay competitive in Bergen County. Let’s dive in.
What attorney review means in NJ
Attorney review is a short period built into common New Jersey purchase contracts that lets each side’s attorney approve, suggest changes, or cancel the signed contract within a set window, commonly 3 business days. If an attorney delivers a written disapproval within that window, the contract is cancelled. If no disapproval is delivered in time, the contract becomes firm and the deal continues.
New Jersey is different because this review is a customary part of the standard brokerage forms used here. It is a contractual right based on the language in the agreement you signed, not a separate statewide statute. Always check your exact contract wording and lean on your New Jersey real estate attorney for guidance.
How the 3 business days work
The review period commonly begins when the fully signed contract is delivered to the other party or their representative. Business days generally mean Monday through Friday, excluding legal holidays. Your contract defines how to count days and what qualifies as delivery, so confirm those details with your attorney.
As an example, if a fully signed contract is delivered early in the week, the 3 business days usually run over the next three weekdays. The deadline is typically at the end of the third business day, but your contract controls the exact timing.
What happens during review
During attorney review, either side’s attorney may:
- Approve the contract as written, allowing it to become firm when the review period ends.
- Propose modifications in writing, then negotiate terms between the parties.
- Disapprove and cancel with a timely written notice, which ends the deal.
If modifications are proposed, those changes usually must be agreed to and signed by both parties. Whether changes restart or extend any review period depends on your contract and the language in any amendment. Ask your attorney to be explicit about timing when changes are made.
When your contract becomes firm
If no attorney sends a written disapproval within the review window, your contract becomes firm and binding. From that point forward, the deal can only be changed or cancelled by mutual agreement in writing or through the contract’s stated contingencies.
After the firm date, your other timelines begin to run as written in the contract. That typically includes inspections, mortgage commitment, and any other agreed deadlines.
How review interacts with contingencies
Earnest money and escrow
Earnest money is usually deposited after acceptance. If your attorney cancels the contract within the review window, the common outcome is a return of your deposit per the escrow instructions. The escrow holder follows the contract and written directions, so make sure your deposit terms are clear in writing.
Inspection rights
Attorney review is about legal terms, not the physical condition of the home. Your inspection contingency is separate and gives you a right to inspect, request repairs or credits, or cancel based on the inspection clause. Many contracts start the inspection clock on or after the firm date. Ask your agent and attorney how access and timing will work so you stay on schedule.
Mortgage and appraisal
Most lenders want a fully executed, firm contract before ordering an appraisal or starting formal underwriting. That is why many Bergen County buyers get pre‑approved before they make an offer. Typical mortgage commitment windows vary by lender and market, so coordinate those milestones with your attorney, lender, and agent to avoid missing any deadlines.
Bergen County offer strategy tips
In competitive Bergen County markets, attorney review is expected. You can still present a strong offer while keeping your legal protections.
- Line up a New Jersey real estate attorney before you write offers, then share contact info with your agent.
- Communicate clear timing. Let the listing agent know your attorney can review quickly.
- Stay responsive during the 3 business day window so questions and minor edits do not linger.
- Keep your pre‑approval current and your lender ready to move once the contract is firm.
Your step‑by‑step roadmap
- Offer accepted
- Signed contract delivered to the other party
- 3 business day attorney review period
- If no timely disapproval, the contract becomes firm
- Inspection and mortgage contingency clocks run as stated in the contract
- Closing steps continue through title, appraisal, and final walkthrough
Buyer checklist
Before you make an offer
- Get a mortgage pre‑approval or gather proof of funds.
- Choose a New Jersey real estate attorney and be ready to share contact details.
When your offer is accepted
- Confirm who holds your deposit and the amount required.
- Clarify how your contract defines business days, delivery, and the firm date.
- Confirm when inspection timing starts and how it is counted.
During attorney review
- Send the signed contract to your attorney immediately.
- Ask for a target completion time, ideally within 1 to 2 business days.
- If changes are proposed, ask whether the review clock restarts or continues.
After the firm date
- Schedule inspections right away and track your inspection response deadline.
- Coordinate with your lender for appraisal and commitment dates.
- Keep your agent, attorney, lender, and inspector aligned to avoid missed notices.
Avoid common pitfalls
- Assuming attorney review covers everything. It does not replace inspections, title review, or financing due diligence.
- Missing contingency deadlines after the contract is firm. Put dates on a shared calendar and set reminders.
- Confusion over deposit handling. Confirm in writing who holds escrow, how refunds work, and the steps for release if the contract is cancelled in review.
- Waiting to hire counsel. In Bergen County, most buyers have an attorney lined up before they offer, which keeps the review fast and smooth.
Next steps
Attorney review is designed to protect you while keeping deals moving. With the right team, you can move from accepted offer to firm contract quickly, then focus on inspections, financing, and a smooth closing. If you want a focused plan tailored to Bergen County neighborhoods and timelines, connect with Krissy Leckie to get started.
FAQs
When does New Jersey’s attorney review period start?
- It commonly begins when the fully signed contract is delivered to the other party or their representative, but your contract’s delivery rules control the exact start.
Can an attorney cancel my contract for any reason during review?
- Yes, an attorney may disapprove for a legal reason within the review window, but the disapproval must be timely and in writing according to the contract.
Do negotiated changes restart the 3 business day clock?
- It depends on your contract and any amendment language; ask your attorney to specify in writing whether review restarts or continues after changes.
Can I schedule inspections before the contract is firm?
- Sellers often allow access, but most contracts start inspection deadlines on or after the firm date, so confirm both access and timing with your agent and attorney.
What happens to my deposit if the contract is cancelled in review?
- The typical result is a return of the deposit per the escrow instructions, but the escrow holder will act based on the written contract and cancellation notices.
What are common inspection and mortgage timelines in Bergen County?
- Inspections often run 7 to 14 days and mortgage commitments 30 to 45 days, but your signed contract sets the actual deadlines, so verify your dates early.
