What Do Sellers Need to Do Before Closing in Massachusetts?

Once the buyer is clear to close, most of what's left belongs to you, not the buyer. In the last two weeks you'll transfer the utilities, get your wire instructions to your attorney, pass the smoke and CO inspection, keep your insurance active until the deed records, and leave the home broom-clean with every key. Your attorney handles the legal documents. I track every item until the deed records.

This is the same checklist I send every seller about two weeks out.

What do I handle myself?

1. Electric and gas. Call the utility to take the account out of your name on the closing date and ask for a final reading that day. You don't need the buyer's information; they open their own account.
2. Water and sewer. If the town bills you directly, it needs a final reading a day or two before closing. If water is included in your condo fee, tell me and we skip it.
3. Wire instructions. If you want your proceeds wired, your bank's instructions go to your attorney a few business days ahead. Many attorneys set a firm cutoff, often 48 hours before closing; miss it and you get a check instead. Read how to send and receive closing money safely.
4. Forwarding address and Social Security number. Your attorney needs both for the closing paperwork. Give them by phone or through the attorney's secure portal, never by plain email.
5. Photo ID. If you're signing ahead instead of attending, your attorney will need a copy.
6. Smoke and CO certificate. Book it early. Someone has to let the inspector in, every detector has to work, and the fee is usually due on the spot. More on the certificate.
7. Homeowner's insurance. Keep it active until the deed records at the registry. The risk stays with you until then. Cancel only after you get the recording confirmation.
8. Condo association. Tell the management company about the sale and stop your condo fee autopay.
9. Mail forwarding. Set it up with USPS.

What does the house need to look like?

Broom-clean, with all belongings and debris out. Leave two sets of keys for every exterior door, plus mailbox keys, garage openers, fobs and appliance manuals. The keys go with the closing, not to your attorney's office. The buyer walks through a day or so before closing, so anything left behind becomes a conversation. See what happens if the seller isn't out by the walkthrough.

What does my attorney handle?

The deed, the mortgage payoff figure, any homestead paperwork and, for condos, the 6(d) certificate showing the condo fees are paid up. The buyer's lender's attorney usually runs the closing itself. You can often sign ahead and skip the table, but the deed has to be signed by every owner personally.

What does a real one look like?

On a recent condo sale, the buyers asked to move closing up a week. The sellers had movers booked for the original date, so we held it, and the deal stayed on track. The buyers were also selling their own home, so I confirmed that sale had recorded and that their written mortgage commitment reached the attorneys by the deadline. Then every seller item went into one list: who owns it, and by when. Nothing surprised anyone on closing day.

Questions people actually ask.

Do I have to be at the closing?

Often not. In Massachusetts many sellers sign their documents ahead with their attorney. The deed still has to be signed by each owner personally.

When should I cancel my homeowner's insurance?

After the deed records, not before. Your attorney can confirm when that happens.

Can I sell furniture to the buyer?

Usually yes, on a separate bill of sale that your attorney approves, kept off the closing numbers.

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This article is general information about Massachusetts real estate, not legal, tax, or financial advice. Every property and transaction is different. For advice on your situation, talk with me and, where appropriate, an attorney, lender, or tax professional.