Are you relocating to Alpharetta from an escrow state and hearing that Georgia uses attorneys to close? You are not alone. The closing process here looks different, but it is designed to protect your investment and keep your transaction on track. In this guide, you will learn exactly how Georgia home closings work in Alpharetta, what timelines to expect, who does what, and how to avoid common pitfalls. Let’s dive in.
Georgia closings vs. escrow states
Attorney-led settlement
In Georgia, a licensed attorney typically conducts the closing. The attorney prepares closing documents, reviews the title work, oversees the signing, disburses funds, and submits the deed for recording. If you are used to an escrow company handling everything, expect the closing attorney’s office to be your main point of contact for the settlement appointment and final funds.
What this means for you
You will sign at an attorney’s office in most cases, and the attorney will coordinate with your lender and the title insurance provider. For mortgage loans, you must receive your Closing Disclosure at least 3 business days before closing so you can review final loan terms and costs. Funding and recording often follow within 24 to 72 hours after you sign, which is different from some same-day escrow closings.
Closing timeline in Alpharetta
1) Contract and earnest money
Once your offer is accepted, the purchase and sale agreement sets your closing date and deadlines. You will deposit earnest money into an escrow account held per the contract, which could be the listing brokerage, a title company, or the closing attorney. Your agent and the attorney will confirm who is holding the funds and how they will be applied.
2) Title search and insurance
The closing attorney or title provider orders a title search to identify any liens, easements, judgments, or other encumbrances. A title commitment outlines requirements that must be cleared before closing. You will typically see both an owner’s title policy and a lender’s title policy available. Who pays for the owner’s policy is often negotiated in our market, so make sure your contract is clear on this point.
3) Loan processing and appraisal
Your lender orders the appraisal and completes underwriting. When all conditions are met, the lender issues the clear to close. That approval is required before your lender will fund the loan.
4) Closing Disclosure timing
For loans covered by federal disclosure rules, your lender must provide a Closing Disclosure at least 3 business days before you sign. If certain key terms or costs change, the 3-day review period can reset. Plan your move with this timing in mind so last-minute changes do not derail your schedule.
5) Final walkthrough
You will complete a final walkthrough, usually within 24 to 48 hours before closing. Confirm agreed repairs are complete, systems and appliances function, and the home is in the expected condition. If you find a major issue, talk with your agent and the closing attorney right away. You may delay closing, arrange an escrow holdback, or negotiate a repair solution.
6) Signing at the attorney’s office
At closing, you will present a government-issued ID and provide certified funds or a verified wire per the attorney’s instructions. You will sign the note, the security deed, the Closing Disclosure, settlement statements, and any required affidavits. The closing attorney will notarize the documents and coordinate final lender requirements.
7) Funding after signing
After you sign, the attorney submits the package and confirms conditions with your lender. Funding can occur the same day, but it often happens within 24 to 72 hours depending on the lender and final title items. Once funds are received, the attorney pays off liens, disburses seller proceeds, and pays commissions and fees.
8) Recording in Fulton County
When funding is complete, the attorney records the deed and the security deed with the county. Recording makes your ownership public record. Recording times can vary, especially during busy periods, so ask about current turnaround expectations.
9) Post-closing items
You will receive your recorded deed when available, the final settlement statement or Closing Disclosure, and your title insurance policy once issued. Policies are typically delivered after recording is confirmed.
Roles at the table
Closing attorney
The attorney reviews the title commitment, prepares documents, conducts the signing, disburses funds, and records the deed. They also coordinate with the title insurance provider and lender, and they advise on legal aspects of the conveyance.
Lender
Your lender manages the appraisal, underwriting, and Closing Disclosure. They issue the clear to close and wire funds to the closing attorney when all conditions are met. Lenders require a lender’s title policy and proof of hazard insurance, and may request additional documentation.
Real estate agents
Your agent coordinates inspections, negotiates repairs or credits, recommends local closing attorneys, and helps schedule the walkthrough and closing. They also communicate with the attorney and lender to keep your timeline on track and provide guidance on key milestones.
Title insurance provider
The title company or agent conducts the title search, issues the title commitment, and works with the attorney to clear any issues. They provide both owner’s and lender’s policies under a national underwriter.
Fulton County offices
The recording office accepts and records deeds and security instruments and charges recording fees. The tax office assesses property taxes, handles billing, and administers homestead exemptions. Your closing will prorate taxes between buyer and seller per your contract.
Local Alpharetta checkpoints
Recording and taxes
Confirm recording fees and procedures with Fulton County and factor them into your closing costs. Review how taxes will be prorated at closing and ask how to apply for a homestead exemption if you will occupy the home as your primary residence. Plan to verify deadlines and application steps after you move in.
What to bring to closing
- Government-issued photo ID
- Proof of homeowners insurance if required by your lender
- Wire confirmation or a certified check per written instructions from the attorney
- Any approved power of attorney or additional documents requested in advance
Final walkthrough tips
- Verify all agreed repairs are complete
- Test major systems and appliances
- Confirm any personal property that should remain is present
- Document issues and contact your agent and the attorney immediately
Funding, recording, and keys
Keys are usually released after funding and recording. The exact timing depends on your contract and the attorney’s confirmation. If you need possession at a different time, negotiate that in the contract so everyone is on the same page.
Wire-fraud safety
Wire fraud is a real risk in real estate. Protect yourself with a few simple steps:
- Verify wiring instructions by calling a known phone number for the attorney or lender
- Confirm details again within 24 hours of sending funds
- Use a verified bank-to-bank wire and keep your confirmations
- Ask the closing attorney to acknowledge receipt in writing
Avoid common pitfalls
- Do not assume same-day funding and recording. Build in 24 to 72 hours after signing for lender funding and county recording.
- Confirm who pays which fees. Title insurance, recording, and other costs are often negotiated.
- Review tax prorations. Ask how the billing cycle in Fulton County will be handled at closing.
- Guard against wire fraud. Never rely only on email instructions. Always verify by phone using known numbers.
- Note homestead exemption deadlines. Put a reminder on your calendar to apply if eligible.
How we coordinate your closing
Buying in Alpharetta should feel organized and predictable. Here is how a local closing coordinator or closing attorney typically keeps you on track, and how we support that process:
- Open the file and order the title search and commitment
- Identify and clear title conditions such as liens or document corrections
- Coordinate with your lender to keep underwriting on schedule and ensure a timely Closing Disclosure
- Schedule your signing and confirm your required funds and identification
- Provide written wiring instructions and anti-fraud guidance, then confirm receipt of funds
- Submit final documents for funding, record the deed and security deed, and deliver your recorded documents and final figures
At each step, our team stays in communication with you, your lender, and the attorney so you know what is next, what is due, and when you can expect keys.
The bottom line for Alpharetta buyers
Georgia uses an attorney-led system that brings legal oversight and clear accountability to the settlement table. If you are moving from an escrow state, the biggest differences you will notice are the role of the closing attorney, the required 3-business-day window for your Closing Disclosure, and the possibility that funding and recording occur a day or two after you sign. With a clear timeline, careful review of your disclosures, and strong coordination between your agent, lender, and closing attorney, your Alpharetta closing can be smooth and predictable.
If you are planning a move to Alpharetta or anywhere in North Fulton, we are here to guide you from contract to keys with clear communication and local expertise. Reach out to the Occasio Collective for personalized help choosing the right neighborhood and navigating every step of your Georgia closing.
FAQs
What is a closing attorney in Georgia?
- A closing attorney is a licensed attorney who prepares documents, conducts the signing, disburses funds, and records the deed, serving as your primary settlement contact in Georgia.
When do I receive the Closing Disclosure in Alpharetta?
- For most mortgage loans, your lender must deliver the Closing Disclosure at least 3 business days before you sign so you can review loan terms and closing costs.
How long after signing until I own the home in Fulton County?
- Ownership is public record once the deed is recorded, which typically happens after funding; expect same day to a few days depending on lender timing and county recording.
Who pays for owner’s title insurance in Alpharetta?
- Payment for the owner’s title policy is negotiated in the contract and can vary by local custom, so clarify responsibilities with your agent before you finalize terms.
When do I get keys in a Georgia closing?
- Keys are usually released after funding and recording are confirmed by the closing attorney, though possession timing can be negotiated in the contract.
How do I protect my funds from wire fraud during closing?
- Always verify wiring instructions by calling a known number for the closing attorney or lender, confirm details before sending, and request written confirmation when funds are received.
