Final walk through is not a home inspection. It is not a time to begin negotiations with the seller to do repairs, nor is it a contingency. This walk-through is an inspection performed anywhere from a few hours to five days before closing, and its primary purpose is to make certain that the property is in the condition you agreed to buy -- that agreed-upon repairs, if any, were made and nothing has gone wrong with the home since you last looked at it. This is walk through is done to verify that all items for which you have contracted to buy are there, and items that you have not contracted to buy have been removed.

Buyers are often pressed for time as the day draws near for closing, which means buyers can be tempted to pass on the final walk-through. It is never a good idea to forego the final walk-through.

For example, you do not want to arrive at your new house after closing to find that the beautiful chandelier in the dining room has somehow been replaced by a cheap overhead fixture, or that the draperies and window treatments that were specifically referenced in the contract have been packed and moved away. Additionally, you do not want to move in to find that numerous items have been left by the sellers because they did not want to move them or take them to the dump.

If anything is wrong, damaged, left behind, removed, or the seller has yet moved, you should notify your real estate attorney immediately. Normally money that the sellers is due to receive can be held is escrow until until the issue can be satisfied.

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