Welcome to Smooth Closings

Buying or selling a home involves far more than simply finding a home or accepting an offer. From inspections and financing to appraisals, contracts, and closing day, there are many steps along the way.

The purpose of this Smooth Closings series is to help buyers and sellers better understand the Texas real estate process so they can make informed decisions and avoid common pitfalls.

Whether you’re purchasing your first home, relocating to the Texas Hill Country, moving into a 55+ community, or selling a longtime family property, these articles provide practical information drawn from real-world transactions.

Below you’ll find tips, explanations, and educational articles covering contracts, inspections, financing, appraisals, negotiations, and many of the situations that can affect a successful closing.

Be sure to explore the “44 Buyer Outs” series below, where I explain many of the contract provisions and circumstances that can impact a Texas real estate transaction.

My goal is simple: to help every client experience a smoother, less stressful closing.

44 Buyer Outs #13 – When Disaster Strikes After Contract Signing

By Sandra Nichols

If the property is damaged after the contract starts, the buyer has the right to cancel, delay closing, or accept the damage with insurance compensation.

Related Articles 44 Buyer Outs | Sellers Beware! 44 Buyer Outs #15 – How Conventional Loan Buyers Can Back Out After a Low Appraisal With a large down payment, buyers can terminate the contract if the property doesn’t appraise-depending on the appraisal waiver terms they choose. 44 Buyer Outs | Sellers Beware! 44 Buyer Outs #14 – What Happens If the Seller Isn’t Honest? 44 Buyer Outs #14 – What Happens If the Seller Isn’t Honest? by Sandra Nichols If the seller misrepresents the property, the buyer can cancel the contract and get earnest money back-or sue to force the seller to fix the issue.     Related Articles 44 Buyer Outs | Sellers Beware! 44 Buyer Outs #15 […] 44 Buyer Outs | Sellers Beware! 44 Buyer Outs #12 – FHA, VA & VLB Rules Limit What Buyers Can Pay Buyers using VA, FHA, or VLB loans can cancel if charged a fee they’re not allowed to pay. If it’s not in the contract and not approved, they’re protected. 44 Buyer Outs | Sellers Beware! 44 Buyer Outs #11 – Special vs. General Warranty Deed Explained If the seller doesn’t deliver a general warranty deed as agreed, the buyer can cancel the contract and get their earnest money back. 44 Buyer Outs | Sellers Beware! 44 Buyer Outs #9 – Walk Away If Major Repairs Raise Red Flags If lender-required repairs exceed 5% of the sales price, buyers can cancel the contract-even if the seller agrees to pay for the work.

Buyers using VA, FHA, or VLB loans can cancel if charged a fee they’re not allowed to pay. If it’s not in the contract and not approved, they’re protected.

If the seller doesn’t deliver a general warranty deed as agreed, the buyer can cancel the contract and get their earnest money back.

If lender-required repairs exceed 5% of the sales price, buyers can cancel the contract—even if the seller agrees to pay for the work.

Homes built before 1978 require a special lead-based paint disclosure. If it’s missing—or lead is found—buyers may cancel and get their earnest money back.

If the Seller’s Disclosure isn’t delivered in the agreed upon time in the contract, the buyer can cancel at any time — even outside their option period.