Everyone says “30 days to close.” Sometimes. Sometimes not. In Columbus, Powell, and Dublin—plus Westerville, Upper Arlington, New Albany, Lewis Center, and Delaware—the difference between smooth and sideways is what happens in the first 10 days.

1) Days 0–2: Lock It Down (Money, Docs, Dates)

Earnest money deposited, lender updated with the ratified contract, rate strategy confirmed (float vs. lock), and insurance shopping starts. I calendar every deadline and confirm the title company’s wire protocol—because wire fraud is real and avoidable.

2) Days 1–10: Inspection Window = Leverage Window

We book general + specialty inspections (sewer scope, radon, chimney, structural if needed). You’ll get a prioritized “fix vs. credit” list with vendor quotes so we negotiate facts, not feelings. In hotter pockets like Westerville or New Albany, we keep timelines tight to protect leverage without skipping protection.

3) Days 7–20: Appraisal & Title—The Quiet Work That Saves Deals

Appraisal ordered and scheduled; I prep a clean upgrade sheet and micro-comp map for the appraiser. Title pulls the search, HOA/condo docs, and payoffs. If anything ugly pops (old liens, boundary weirdness), we solve it now—not three days before closing.

4) Days 20–28: Final Approval, Cash-to-Close, Utilities

Underwriting clears conditions (think: large deposits explained, final pay stubs, updated letters). You’ll receive a preliminary Closing Disclosure; we reconcile it to the contract so credits/fees are exact. Get homeowner’s insurance bound, line up utilities, and confirm how and when you’ll wire funds (phone-verified with title—every time).

5) Days 28–35: Walk-Through, Sign, Fund, Keys

Final walk-through confirms the home’s condition and agreed repairs. At closing, you’ll sign the docs, the lender funds, title disburses, and—per contract—keys transfer (same day or on a possession timeline we negotiated). In Upper Arlington, Lewis Center, and Delaware, “possession after funding” is common; if sellers need time, I structure a rent-back that protects you.

CTA:

Want a zero-drama path from offer to keys in Columbus, Powell, or Dublin—plus Westerville, Upper Arlington, New Albany, Lewis Center, and Delaware? I’ll run the timeline, the checklists, and the negotiations.

[Contact Patrick Murphy, REALTOR® — Columbus, Powell & Dublin Expert]