Closing Day in Massachusetts: What to Expect, Step by Step

Closing day is when the home becomes yours. In Massachusetts, closings are run by attorneys, and the day is usually calm if you prepare. Here is what happens before, during and after, plus the one scam every buyer must watch for.

Who runs a Massachusetts closing

In Massachusetts, closings are handled by attorneys, not title companies. When you have a mortgage, the closing attorney usually represents your lender. That attorney searches the title, prepares the settlement statement, collects and sends out the money, and records your deed and mortgage at the Registry of Deeds. Many buyers also have their own attorney, who may be the same person if you agree. The seller usually has an attorney too.

The closing often takes place at the attorney’s office, sometimes at the Registry or another location. Plan for about an hour, longer if there are questions.

The week before closing

• Review your Closing Disclosure. By federal law your lender must give it to you at least three business days before closing. Compare it with your Loan Estimate and ask about any changes.
• Confirm your homeowners insurance is in place and the lender has proof.
• Arrange your cash to close by wire or certified bank check, using only verified instructions (see below).
• Do not open new credit or make big purchases. Lenders can check again right before closing.
• Bring a government-issued photo ID for every buyer.

The seller has jobs too, such as getting the smoke and carbon monoxide certificate from the fire department and ordering final water and sewer readings.

Wire fraud: the biggest risk on closing day

The Consumer Financial Protection Bureau recommends these steps:

1. Pick two trusted contacts, such as your agent and your closing attorney, and talk about how money will move. Consider agreeing on a code phrase.
2. Never follow wiring instructions from an email alone. Call your attorney at a phone number you already know, not one in the email, and confirm the account name and number.
3. Be suspicious of any “last-minute change” to wiring instructions.
4. Do not email bank details or click links you were not expecting.
5. If you think you were scammed, call your bank right away and ask for a wire recall, then file a report with the FBI at ic3.gov.

The final walk-through

Most buyers do a final walk-through within a day or so before closing. This is not a new inspection. It is a check that the home is in the condition your contract promises.

• Is the seller moved out and the home “broom clean,” if your contract says so?
• Were agreed repairs done? Ask for receipts.
• Are included items still there, such as appliances?
• Do heat, water, lights and appliances work?
• Any new damage, leaks or water in the basement?

If something is wrong, tell your agent and attorney right away. Issues are often solved with a holdback or credit at closing.

What you sign at closing

Your attorney will explain each document. Common ones include:

The seller signs the deed, which transfers ownership to you.

The Massachusetts Homestead Act

The homestead law protects some of the equity in your primary home from many unsecured creditors. It does not protect against your mortgage or property taxes.

• Automatic protection: Up to $125,000, with no filing required.
• Declared protection: Up to $1,000,000 if you record a Declaration of Homestead at the Registry of Deeds. This limit was raised from $500,000 by the Affordable Homes Act, signed August 6, 2024.
• Owners 62 or older, or with a disability: may file a separate type of declaration with its own per-person protection. Ask your attorney which one fits you.

The recording fee is small, around $35. Many closing attorneys can prepare and record it the same day. It works only for claims that arise after it is recorded, so filing at closing is smart.

Getting the keys

After everyone signs, the closing attorney records the deed and mortgage at the Registry of Deeds. Once recording is confirmed and the money has been sent out, the home is officially yours. Keys are usually handed over then, often through your agent. If you are not getting keys the same day, make sure your contract says why and when.

After closing: your first-week checklist

1. Utilities: Put electric, gas, internet and trash (if private) in your name. The seller usually orders a final water and sewer reading. Contact the city or town to set up your water account.
2. Oil or propane: If the home uses either, set up delivery with a supplier.
3. Change of address: File with the U.S. Postal Service and update the RMV, your bank, your employer and your insurance.
4. Save your documents: Keep your closing papers, recorded deed and title policy in a safe place. The Registry will send the original recorded deed later.
5. Property taxes: Check whether your town offers exemptions for owner-occupants and when to apply. Your assessor’s office can tell you.
6. Watch your mail: Your first mortgage statement may come from a different loan servicer. Confirm any change of servicer directly with your lender.

How Luis can help

Luis and our team stay with you through the walk-through, closing and move-in, in English or Spanish. We can help you plan your closing costs and connect you with trusted local attorneys and lenders. Book a free 15-minute call through our contact page.