- South Carolina closings typically take place 30 to 60 days after an offer is accepted, though cash transactions can close in as few as 7 to 14 days.
- SC is an attorney state — a licensed real estate attorney must be present at closing, which is different from many other states.
- Buyers should expect to pay 2%–4% of the purchase price in closing costs, including lender fees, title insurance, and attorney fees.
- A final walkthrough is standard practice 24 to 48 hours before closing to confirm the property's condition.
- Once all documents are signed and funds are wired, ownership transfers and you receive the keys — typically the same day as closing.
Last updated: August 2026
Short answer: In South Carolina, the closing process takes 30 to 60 days from an accepted offer (7–14 days for cash purchases) and requires a licensed real estate attorney to oversee the transaction — a requirement unique to SC and about 19 other "attorney states." Buyers should budget 2%–4% of the purchase price for closing costs, complete a final walkthrough 24–48 hours before closing, and expect to receive keys the same day funds are disbursed and the deed is recorded.
Buying a home is one of the most significant financial transactions you will ever make, and the closing process is where all of the preparation comes together. In South Carolina, the closing process has some state-specific rules — including the requirement for a licensed attorney — that buyers and sellers from other states sometimes find surprising. This guide walks you through every stage of the SC closing process so you know exactly what to expect from contract to keys.
What Happens After Your Offer Is Accepted
Once your offer is accepted, the clock starts on your due diligence period. In South Carolina, contracts typically include an inspection contingency period — usually 10 to 14 days — during which you can have the property professionally inspected and request repairs or credits from the seller. Your earnest money deposit (typically 1%–3% of the purchase price) is held in escrow during this period. If you choose to back out for reasons covered by your contingencies, your deposit is refunded. Review our complete home buying guide for Myrtle Beach to understand how each contingency works in the context of an SC purchase contract.
What Happens During the Inspection and Due Diligence Period?
During the 10–14 day due diligence period in South Carolina, buyers have the property professionally inspected and can negotiate repairs, request credits, or walk away with their earnest money refunded. South Carolina law does not mandate specific disclosures the way some states do, but most standard contracts include a Seller's Disclosure form covering known material defects. Your home inspector will evaluate the physical condition of the property — foundation, roof, plumbing, electrical, HVAC — and provide a written report. For coastal properties, additional inspections for moisture intrusion, wood-destroying organisms (termites), and septic systems (if applicable) are strongly recommended. After reviewing the inspection report, you can negotiate repairs, request a price reduction, or accept the property as-is. If you are selling and want to get ahead of these issues, our post on pre-listing inspections in SC covers whether it is worth doing one before going to market.
Why South Carolina Requires a Closing Attorney
South Carolina is one of roughly 20 "attorney states" in the U.S. where a licensed real estate attorney must supervise the closing. Unlike states where a title company handles the transaction, SC law requires an attorney to review the title, prepare the closing documents, conduct the settlement, and disburse funds. The attorney represents the transaction — not specifically the buyer or the seller — though their fee is typically paid by the buyer as part of closing costs. Attorney fees in SC generally range from $400 to $1,000, depending on the transaction's complexity. First-time buyers from states like Florida or Georgia are often caught off guard by this requirement, so it is important to factor attorney fees into your closing cost estimate from the start.
What Is a Title Search and Do I Need Title Insurance?
A title search confirms the seller has clear ownership with no liens or judgments, and title insurance protects you against any title defects the search doesn't catch — lender's title insurance is required, owner's title insurance is optional but recommended. As part of the closing process, your attorney will conduct a title search to verify that the seller has clear ownership of the property and that there are no liens, judgments, or encumbrances that would prevent a clean transfer of ownership. There are two types of title insurance: lender's title insurance (required by your mortgage company) and owner's title insurance (optional but strongly recommended). Owner's title insurance is a one-time premium typically paid at closing and provides protection for as long as you own the property.
Securing Your Mortgage and the Loan Commitment
If you are financing the purchase, your lender will order an appraisal of the property to confirm it is worth the purchase price. The appraisal must meet or exceed the contract price for the loan to proceed without adjustment. Once the appraisal clears and the lender receives all required documentation — income verification, tax returns, bank statements — they will issue a formal loan commitment. This is different from a pre-approval: a commitment means the loan is fully underwritten and approved, pending only the final closing conditions. Lenders typically issue the loan commitment 15 to 30 days after going under contract.
The Closing Disclosure and Final Numbers
At least three business days before closing, your lender is required to send you a Closing Disclosure (CD) — a detailed document showing every fee, credit, and cost associated with the transaction. Review this document carefully and compare it to the Loan Estimate you received when you applied. Common buyer closing costs in SC include loan origination fees, appraisal fees, title insurance, attorney fees, prepaid homeowner's insurance, and property tax escrow. As a rough guide, budget 2%–4% of the purchase price in total closing costs.
The Final Walkthrough
Typically 24 to 48 hours before closing, you will conduct a final walkthrough of the property. This is your last opportunity to confirm that any agreed-upon repairs were completed, that the property is in the same condition as when you made your offer, and that no personal property included in the sale has been removed. If you discover a problem during the final walkthrough, you have the right to delay closing until it is resolved or negotiate a financial credit at the closing table.
Closing Day: What Happens Step by Step
On closing day, you will meet at the attorney's office — or sign remotely if a remote notarization is arranged — to execute the closing documents. You will sign the loan documents (if financing), the deed, and various disclosure forms. You will also wire your down payment and closing costs to the attorney's trust account in advance — typically one to two business days before closing. Once all documents are signed and the lender releases funds, the deed is recorded with the county, and ownership officially transfers to you. Keys are typically handed over immediately after recording confirmation, which can take a few hours on the same day.
What Is the Seller's Role at Closing?
Sellers sign fewer documents than buyers — primarily the deed and required disclosures — and typically receive their net proceeds within 24 hours of closing. Your primary obligation as a seller is to execute the deed transferring ownership, sign any required disclosure acknowledgments, and receive your net proceeds. Sellers typically sign at the attorney's office as well, though many attorneys can accommodate separate signing times for buyer and seller if preferred. Your real estate agent and the closing attorney will coordinate disbursement of your proceeds, which arrive in your account typically within 24 hours of closing. If you are listing a home and want to understand the full financial picture before going to market, our seller resources cover everything from pricing strategy to net proceeds calculations.
Frequently Asked Questions
How long does closing take in South Carolina?
The closing process in South Carolina typically takes 30 to 60 days from an accepted offer, though cash transactions can close in as few as 7 to 14 days. The main variable is mortgage processing time — financed purchases must wait for appraisal, underwriting, and loan commitment before the closing date can be confirmed. Delays commonly arise from appraisal scheduling, document gathering, or title issues discovered during the title search.
Do I need an attorney to close on a house in South Carolina?
Yes. South Carolina requires a licensed real estate attorney to supervise the closing and handle the disbursement of funds. This is a state law requirement, not optional. The attorney prepares the closing documents, conducts the title search, issues title insurance, and records the deed with the county. Attorney fees are typically paid by the buyer and range from $400 to $1,000 depending on the transaction's complexity.
What are typical closing costs in South Carolina?
Buyers in South Carolina should budget 2%–4% of the purchase price in total closing costs. These include loan origination fees, appraisal fees, title insurance (lender's and owner's), attorney fees, prepaid homeowner's insurance, and property tax escrow. Sellers typically pay the real estate agent commissions and transfer taxes, which vary by county. Both parties should review the Closing Disclosure carefully before closing day to confirm all fees match expectations.
What happens at closing in South Carolina?
At closing, the buyer and seller (or their representatives) meet at the closing attorney's office to sign all required documents. The buyer signs the loan documents, deed of trust, and various disclosures. The seller signs the deed transferring ownership. Once all documents are executed and the lender releases funds, the deed is recorded with the county clerk. Keys are typically transferred to the buyer on the same day after recording is confirmed.
Can I back out of a real estate contract in South Carolina before closing?
Yes, during the inspection and due diligence period you can back out of a contract for any reason covered by your contingencies and receive your earnest money deposit back. After the contingency periods expire, backing out without a valid contractual reason typically results in forfeiture of the earnest money deposit. In some cases, the seller may pursue additional legal remedies. It is important to understand the contingency deadlines in your specific contract before they expire.
