Selling your Hanahan home? The fastest way to delay a closing is missing paperwork you could have gathered weeks earlier. You want a smooth sale, clear timelines, and no last‑minute scrambles. This guide walks you through what South Carolina closing attorneys typically ask for in Hanahan, where to get it, and when to request each item so you can close with confidence. Let’s dive in.
What closing attorneys need
In South Carolina, attorneys or attorney‑supervised title companies usually handle closings. Your closing attorney coordinates the title search, prepares documents, manages payoffs and disbursements, and confirms legal and insurance compliance for the buyer and their lender.
Their top goals are simple: clear title, accurate payoff and proration figures, proof that any work was permitted and inspected, and the flood and insurance documentation lenders need. Once your contract is signed, the attorney’s office starts pulling records. Some items take time, so begin gathering documents as soon as you plan to list or go under contract.
The Hanahan seller paperwork checklist
Use this as your master list. Keep copies and originals where required. Add a cover sheet on each item with the document name, date, and where you got it.
Ownership and title
- Recorded deed showing you as the owner.
- Mortgage details, including account numbers and lender contacts. Request formal payoff letters close to closing.
- Most recent property tax bill and proof of payment, plus your parcel ID.
- Any recorded liens, judgments, child support liens, or tax liens. Disclose early if present.
Where to get it: Berkeley County Register of Deeds for recorded documents, and the Berkeley County Assessor or Tax Office for parcel IDs and tax bills. Your attorney will order a title search.
Property description and surveys
- Most recent boundary or ALTA survey if you have one.
- Subdivision plat or recorded map.
- Easements, right‑of‑way agreements, and any recorded restrictions.
Note: Lenders often require a survey or a resolution to a survey exception. Provide whatever you have upfront.
Permits, inspections, and COs
- Building permits and final inspection approvals for any additions, decks, pools, or major work.
- Certificate of Occupancy if one was issued for the home or later additions.
- Code violation notices and proof of correction, if any.
- For septic systems, septic permits, installation records, and any pump or maintenance logs.
Where to check: City of Hanahan Building and Planning for properties inside city limits. For properties outside the city in Berkeley County, confirm with county Building and Codes or Planning. For septic records, contact DHEC.
HOA or POA documentation
- Resale packet or resale certificate.
- Covenants, Conditions and Restrictions, bylaws, and rules and regulations.
- Estoppel certificate confirming dues, delinquencies, and pending assessments. Request this early since turnaround varies.
Tip: Some associations use different terms. Ask your HOA or management company exactly which documents the lender requires and their current timelines and fees.
Utilities and services
- Account numbers and provider names for water and sewer, electric, gas, trash, and cable or internet.
- Recent utility bills from the last 30 to 90 days.
- Contact information and instructions for final readings and final bills.
This helps your attorney set prorations, verify accounts for final reading, and set up clean transfers.
Insurance and flood
- Homeowner’s insurance declarations page with your agent’s name and policy number.
- Flood insurance declarations if the property is in a flood zone.
- Elevation Certificate if the home is in a mapped floodplain. If you do not have one, disclose early, since getting a new certificate can take time.
- FEMA Flood Insurance Rate Map determination showing whether the property sits in a Special Flood Hazard Area.
Flood documentation is a common sticking point in coastal South Carolina. Lenders and insurers often need an elevation certificate to set rating for flood insurance. Ordering one from a licensed surveyor can take 2 to 6 weeks.
Disclosures and statutory forms
- Seller’s Property Condition Disclosure, which is commonly used in South Carolina. Confirm with your closing attorney which form to use.
- Lead‑Based Paint Disclosure and the required EPA/HUD information for homes built before 1978.
- Any neighborhood‑specific or material fact disclosures, including prior pest or wood‑destroying organism reports if available.
When in doubt, ask your attorney which disclosures apply to your property and year built.
Repairs, warranties, and service records
- Receipts and warranties for recent repairs or replacements, such as HVAC, roofing, appliances, or structural items.
- Details on any home warranty being transferred to the buyer.
These records help buyers and lenders understand condition and support underwriting.
Miscellaneous transactional items
- Seller affidavit of title or other affidavit forms your attorney prepares. You will complete and sign these.
- Signed Power of Attorney if someone will sign for you at closing.
- Government‑issued photo ID for all sellers.
- Keys, remotes, gate or garage openers, alarm codes, and any manuals.
- If occupied by tenants, any leases and tenant estoppel certificates.
Where to get documents locally
- Berkeley County Register of Deeds: recorded deeds, plats, liens, and restrictions.
- Berkeley County Assessor and Tax Office: parcel ID, current and past tax bills, assessed values, and tax payment history.
- City of Hanahan Building and Planning: permits, final inspections, Certificates of Occupancy, zoning and code questions within city limits.
- Berkeley County Building and Codes or Planning: permits and inspections for properties outside Hanahan city limits.
- HOA or property management company: CCRs, bylaws, resale packet, and estoppel certificate, with timing and fees.
- South Carolina DHEC: septic permits and environmental records for on‑site systems.
- FEMA and county GIS or the local floodplain administrator: flood maps and flood zone status.
- Your closing attorney or title company: title search, payoff requests, and a list of any county‑specific requirements.
Lead times that matter
Start early, especially on items that take longer to obtain or expire quickly.
- HOA resale packets and estoppel certificates: often 7 to 21 days. Request as soon as the contract is signed.
- Mortgage payoff statements: request within 7 to 14 days of closing. Many payoffs expire after a short period.
- Title search and clearing exceptions: ordered immediately, but resolving old liens or recording issues can take days to weeks.
- Permits and COs: retrieving records is usually a few days, but closing out old or unpermitted work can take longer.
- Elevation Certificate: 2 to 6 weeks depending on surveyor availability and weather.
- Septic inspection or service: scheduling can take 1 to 2 weeks.
Common Hanahan hang‑ups
- Floodplain and insurance issues: Missing elevation certificates or unclear flood zone status can hold up lender approval and flood insurance.
- Unpermitted work: Additions, decks, pools, or finished spaces without permits often require retroactive permits, inspections, or specific disclosures before closing.
- HOA estoppels or special assessments: Unpaid dues or surprise assessments may need to be paid or escrowed.
- Title exceptions: Old liens, unrecorded easements, or recording errors can require payoffs or corrective deeds.
- Utility accounts: Accounts in arrears or under a prior owner’s name can slow down final readings and transfers.
- Septic compliance: Outdated or failing systems create delays until records and fixes are documented.
- CL‑100 references: If your attorney requests a document labeled “CL‑100,” ask them to clarify the meaning and issuing office for your transaction. Local naming varies, so confirmation is key.
Action plan to close smoothly
Follow this timeline to stay ahead of requests from your buyer, lender, and attorney.
Early: pre‑listing or right after contract
- Locate your recorded deed, any survey, and recent tax bills.
- Contact your HOA or manager for the resale packet and estoppel certificate. Note fees and timelines.
- Gather warranties, repair receipts, and maintenance records.
- Pull recent utility bills and list provider names and account numbers.
- Check if you are in a FEMA flood zone. If yes, find any Elevation Certificate or schedule a survey.
- Complete seller disclosure forms with your agent and confirm with your closing attorney.
Mid: two to four weeks before closing
- Request mortgage payoff letters from each lender.
- Ask for final utility readings and confirm the final bill process.
- Provide your closing attorney with copies of IDs, your forwarding address, and any missing documents.
- If requested, schedule contractors or inspectors to close out permits or complete repairs.
Final: a few days before closing
- Verify payoff figures and review your closing statement with the attorney.
- Deliver keys, remotes, codes, and manuals per your contract.
- Sign your seller affidavits and review the Closing Disclosure or HUD‑style settlement statement.
Quick checklist
- Recorded deed or deed reference
- Mortgage account numbers and recent statements; requested payoff letters
- Recent property tax bill and proof of payment
- Current survey or plat
- Building permits and final inspections; Certificates of Occupancy if applicable
- HOA resale packet, CCRs, bylaws, estoppel certificate
- Utility account numbers and 2 to 3 recent bills
- Homeowner insurance declarations and flood insurance info
- Elevation Certificate and FEMA flood map determination if applicable
- Seller disclosure and Lead‑Based Paint Disclosure for pre‑1978 homes
- Warranties, repair invoices, inspection reports
- Photo ID for each seller and Power of Attorney if used
- Keys, remotes, access codes, and appliance manuals
Work with a local guide
A smooth closing in Hanahan comes down to preparation and timing. By organizing your documents early, prioritizing HOA and flood items, and coordinating with your closing attorney, you reduce stress and protect your sale timeline. If you want a calm, well‑managed process from listing to keys, let a trusted local expert guide each step. Let’s Connect with Unknown Company.
FAQs
How long do HOA resale and estoppel documents take in Hanahan?
- Turnaround is often 7 to 21 days, depending on the HOA or management company. Request them as soon as your contract is signed, and confirm fees and who pays per your agreement.
What is an Elevation Certificate and why might I need one?
- It is a surveyor‑prepared document that shows your home’s elevation for flood insurance rating in mapped floodplains. If needed, ordering can take 2 to 6 weeks, so start early.
Who orders the title search in South Carolina?
- Your closing attorney or attorney‑supervised title company orders the title search and works to clear exceptions like old liens or recording issues.
Do South Carolina sellers have to provide a Property Condition Disclosure?
- A Seller’s Property Condition Disclosure is commonly used in South Carolina. Confirm with your closing attorney which form is required for your sale.
What happens if unpermitted work is found before closing?
- You may need retroactive permits, inspections, or disclosures. Buyers and lenders often want resolution before closing, so address this as soon as it is discovered.
When should I request my mortgage payoff statements?
- Request payoffs within 7 to 14 days of closing so they do not expire before settlement. Provide your attorney the lender contacts and account numbers early.
Who pays outstanding utility bills at closing?
- Utilities are typically prorated based on final readings. Coordinate with providers for final bills and confirm proration details with your closing attorney per your contract.
What septic documents do I need in Berkeley County?
- Provide DHEC septic permits and installation records, plus any pump or maintenance logs. Scheduling septic inspections or service can take 1 to 2 weeks.
Can I close from out of state using a Power of Attorney?
- Yes, a signed Power of Attorney is often acceptable if approved and prepared by your closing attorney. Coordinate early to allow for review and notarization.
