This is not a marketing page. This is the operational process — every step, every document, every person involved, every timeline — so you know exactly what you're agreeing to before you call us.
Written by Michael Johnson, Founder & Lead Buyer · Last reviewed: June 2025
A 7 Lakes Properties purchase has four phases: (1) Contact & Research — Day 1 to offer delivery. (2) Agreement & Title Opening — Offer accepted through title order. (3) Title & Lien Resolution — Title company work, 7–21 days. (4) Closing & Funding — Documents signed, proceeds wired. Every phase has a named person responsible and a defined communication standard.
From your first contact to your written offer
Fill out our form at 7lakesproperties.com or call (269) 389-9961. Provide the property address, your description of its condition, and your timeline goal. That is all we need to begin.
Our team pulls county tax records, ownership history, prior sales, current comparable sales in your neighborhood, and any public lien or encumbrance records. You don't need to gather paperwork — we do this ourselves.
For most properties, we request a brief walkthrough — 20–30 minutes — to assess interior condition and renovation scope. We schedule this at your convenience. Remote sellers can provide photos or video; we can also conduct walkthroughs without the seller present.
Within 24 hours of completing our research, you receive a written offer document showing the purchase price, proposed closing date, earnest money amount, and our terms. We walk you through it by phone. Zero obligation to accept.
From offer acceptance to title company engagement
Once you verbally agree to proceed, our title company prepares the formal Michigan purchase agreement. Both parties sign — digitally via DocuSign or in person, your preference. The agreement reflects the terms in the offer document.
The moment the purchase agreement is fully executed, we instruct our title company to open a transaction file and order the title search. The title company begins work that same day.
Within 3 business days of contract signing, we deposit the agreed earnest money with the title company. This money is held in their escrow account and applied to the purchase price at closing. If we fail to close without cause, you keep the earnest money.
If you have an existing mortgage, the title company sends a payoff request to your lender. This is the official figure they'll need to pay off your loan at closing. You don't need to contact your lender — the title company handles this directly.
The work that happens between signing and closing
The title company searches public records going back a minimum of 40 years to establish a clear chain of title. They identify all current ownership interests, any mortgages, liens, easements, judgments, and encumbrances.
Any liens found (property tax arrears, judgment liens, mechanic's liens, HOA liens) are disclosed to you and resolved from the sale proceeds at closing. The title company coordinates payoffs with each lienholder. Your net proceeds reflect the purchase price after all liens are satisfied.
If the title search reveals an issue that complicates or prevents the sale, we notify you within 24 hours of receiving that information. We explain the issue, what options exist, and what the realistic timeline for resolution looks like.
Once the title is clear, the title company issues a commitment for title insurance — a document confirming they will insure the title at closing. This is the green light for scheduling the closing date.
Closing day through proceeds in your account
Once title is clear, you and the title company agree on a closing date. This can be as soon as the next business day after the title commitment is issued, or as far out as 90+ days if you need time.
At closing, you sign the following documents. The title company prepares all of them; you review before signing.
| Document | What It Does | Signing Party |
|---|---|---|
| Warranty Deed | Transfers ownership of the property from you to 7 Lakes Properties | Seller |
| Settlement Statement (ALTA) | Itemizes all funds: purchase price, payoffs, prorations, closing costs, net proceeds | Both parties |
| Affidavit of Title | Your certification that no new liens or encumbrances exist since the title search | Seller |
| Transfer Tax Declaration | Michigan state form for recording the transfer tax (we pay this) | Both parties |
| Property Transfer Affidavit (Form L-4260) | Michigan requirement — triggers property tax reassessment for new owner | Buyer (us) |
| Seller's Disclosure (if required) | MCL 565.951 disclosure form — required for most residential sales | Seller |
Immediately after all documents are signed and we fund the transaction, the title company wires proceeds to your account. Most wires arrive same-business-day; some arrive the next morning depending on wire cutoff times. You can also receive a certified check at closing.
At or before closing, provide all keys, garage door openers, and security system codes. Leave the property however you like — you don't need to clean, remove furniture, or haul anything. We handle everything after you walk out.
From first contact to funding, here is our commitment to seller communication — not aspirational, but operational.
Every form submission or call receives a response from a real team member within 1 business hour. Foreclosure situations: 30 minutes.
During the title phase, your transaction coordinator sends a status update every 5 business days — even if nothing has changed. You're never left wondering.
If a title issue, lien complication, or timeline delay occurs, we notify you within 24 hours of learning about it — not when we've figured out how to spin it.
The minimum is 7 business days from offer acceptance — limited by the title search. Most transactions close in 14–21 days. Sellers with liens, probate requirements, or complex title situations may require 30–45 days. You choose your own closing date and can go as slow as 90+ days if needed.
We work with licensed Michigan title companies in each region we serve. The title company is a neutral third party — they protect both buyer and seller. We never close without one. If you have a preferred title company, ask us — we can often accommodate.
At closing: Warranty Deed, ALTA Settlement Statement, Affidavit of Title, Michigan Transfer Tax Declaration, and the Seller's Disclosure (MCL 565.951). The title company prepares all documents. You can review them before closing day — request advance copies and we'll coordinate with the title company.
We notify you within 24 hours. Most issues (unpaid taxes, old liens) are resolved from sale proceeds. Rare unresolvable issues are explained clearly. We don't hide title problems. See the Title Search & Lien Resolution phase above for how we handle each scenario.
The purchase agreement is a binding Michigan contract. During the inspection period (typically 7 days after signing), you retain certain contractual rights. After the inspection period, withdrawing without cause puts your earnest money at risk. We recommend reading the purchase agreement carefully and asking us or an attorney any questions before signing.
Yes. All documents can be signed via DocuSign. Michigan allows remote notarization for closing documents. Proceeds are wired to any U.S. bank account. We've completed dozens of fully remote closings with sellers in Arizona, Florida, California, and beyond. You never need to travel to Michigan.
