Offer accepted. Everyone celebrates, the sign comes down, and then — silence. For most buyers and sellers, the weeks between acceptance and closing feel like a black box. The agent goes quiet, emails arrive without context, and no one explains why a lawyer needs a document you've never heard of.
The truth is, a lot is happening. And in that same window, a lot can go sideways. Financing falls through. Home inspectors uncover deal-breakers. Titles carry surprises. Conditions expire. Most deals that die, die quietly — not with a dramatic collapse, but with a missed deadline or a document that never arrived.
This is the breakdown nobody gives you: who's responsible for what, when things actually happen in Ottawa's transaction timeline, and exactly where you need to pay attention.
Four things that actually matter
Conditions aren't formalities — they're deadlines
In Ontario, conditional periods are hard stops. Miss the financing deadline and the deal doesn't just pause — it dies. Most standard offers give buyers 3–5 business days to firm up financing. That clock starts ticking the moment conditions are agreed to, not when your lender gets the file.
Your lawyer is the last line of defence — not just a formality
Ottawa real estate lawyers conduct title searches, review Status Certificates (for condos), flag encumbrances, and coordinate final funds. If title issues surface late — an unregistered lien, an easement not disclosed — your lawyer catches it. That's why they need your documents early, not the week of closing.
The home inspection window is short and non-negotiable
Most inspection conditions in Ottawa give buyers 2–5 business days. Your inspector needs to be booked immediately after acceptance — not once you've "thought about it." Waiting two days to book means you may be scrambling on a timeline that's already ticking.
Banks and lenders move slower than everyone assumes
Pre-approval is not approval. Lenders still need a property appraisal, a full underwrite, and often additional documentation after the offer is accepted. In a high-volume market, appraisers book out. Budget for delays — and make sure your agent knows if anything in your financial picture has changed since pre-approval.
Day-by-day: what's actually happening
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Day 1–2
Offer accepted — the paperwork machine starts
Your agent delivers the accepted offer to your lawyer and mortgage broker. The broker sends it to the lender and orders the appraisal. Your lawyer opens the file and begins the title search. If you haven't signed a mortgage commitment yet, your lender's clock is now running.
High risk: delayed broker notification -
Day 2–4
Home inspection window opens
If the offer includes an inspection condition, this is when it happens. A registered home inspector will assess structure, roof, electrical, HVAC, plumbing, and moisture. If issues are found, you have three options: accept, renegotiate, or walk. Your agent helps you read the report — not all "issues" are deal-breakers.
Watch: booking delays if you wait to schedule -
Day 3–7
Lender appraisal and underwriting
The appraiser visits the property and submits a report to the lender. If the appraisal comes in below the purchase price, the lender won't fund the full amount — you'll need to cover the gap in cash or renegotiate. Meanwhile, underwriters review your employment, income, and debt ratios again. Any changes since pre-approval (new car loan, job change) resurface here.
High risk: appraisal shortfall or income change -
Day 5–10
Financing condition removed — deal goes firm
Once your lender provides written commitment, your agent removes the financing condition. This is the moment the deal becomes legally binding for both parties. From this point, walking away means forfeiting your deposit. Make sure you have the commitment letter in hand — verbal confirmation from your broker is not enough.
Milestone: deal firms up here -
Day 10–25
Title search and legal due diligence
Your lawyer searches the property's ownership history, confirms no liens or encumbrances exist, reviews the survey (if applicable), and for condos — reviews the Status Certificate to flag any special assessments, pending litigation, or reserve fund shortfalls. Ottawa's older housing stock (particularly Centretown, Glebe, and east-end properties) occasionally carries surprises.
Watch: Status Certificate flags for condo buyers -
5–7 days before closing
Final walkthrough and document signing
You confirm the property's condition matches the purchase agreement — that included appliances are present, no new damage exists, and any agreed repairs were completed. Your lawyer sends documents to sign: transfer of title, mortgage documents, adjustments statement. Lawyers waiting on signed documents on closing day is one of the most common causes of delayed possession.
Watch: slow document turnaround on your end -
Closing day
Funds transfer, keys released
Your lender sends mortgage funds to your lawyer's trust account. Your lawyer pays the seller's lawyer. Once the seller's lawyer confirms receipt, keys are released — typically by early afternoon. Possession time is negotiated in the offer. 12 pm is common in Ottawa; earlier is possible but requires seller cooperation.
Milestone: you get the keys
How we keep deals on track
We coordinate your full team from day one
The moment an offer is accepted, we loop in your lawyer, mortgage broker, and inspector simultaneously — not sequentially. Most delays happen because people are waiting for a handoff that already happened.
We flag risk before it becomes a problem
If your lender is slow to book an appraisal, the Status Certificate has a red flag, or the inspection uncovers something that needs negotiation — you hear from us first, with context. We don't wait for things to resolve themselves.
We keep you informed without overwhelming you
You'll know what's happening at every stage and what action (if any) is needed from you. No surprise calls the day before closing. No mystery emails from your lawyer that need decoding.
Buying or selling in Ottawa? Let's talk before the offer goes in.
The best time to understand what happens after acceptance is before you accept. Whether you're purchasing your first home in Kanata or listing in Barrhaven, we walk you through every stage — so nothing comes as a surprise.
Talk to the Hyams team ↗
