As a Georgia closing attorney based in Alpharetta, Heritage Closing Firm partners with listing and buyer agents every day to move contracts from “accepted” to “recorded.” This guide answers the questions we hear most from Alpharetta, GA realtors and explains how we help you keep deals on track in Fulton County

1) What does a closing attorney do in Alpharetta, GA?

In Georgia, real estate closings must be conducted by a licensed attorney. At Heritage Closing Firm, we:

Open title and perform a full title search to confirm ownership, liens, taxes, HOA matters, and easements.

Clear title issues (payoff coordination, lien releases, probate/estate items, boundary or encroachment questions).

Prepare closing documents (deed, ALTA/CD, affidavits, lender package) and coordinate with all parties.

Collect and disburse funds under Georgia’s Good Funds requirements (wires preferred), then record with Fulton County (or the appropriate county).

Takeaway for agents: loop us in early. The sooner title is opened, the more time we have to cure surprises.

2) Earnest Money & “Good Funds”: What should agents remind clients?

Earnest Money: Confirm who’s holding it (broker or attorney) and the deposit deadline in the purchase agreement. We’ll verify receipt and apply it at closing.

Good Funds (Georgia rule): For buyer cash-to-close and any last-minute adjustments, wired funds are best. Certified checks may be acceptable below certain thresholds, but wires are fastest and cleanest.

Wire instructions: Always call our office to verbally confirm instructions—never trust email-only messages.

Agent tip: Add a “Wire Fraud Warning” to your pre-closing checklist and encourage clients to verify instructions by phone.

3) Title Search FAQs for Alpharetta listings

How far back do you search?We review the chain of title and public records to confirm marketable title, taxes, HOA, and any recorded restrictions common in Alpharetta subdivisions.

Frequent local issues we cure:

HOA/condo payoff letters (assessment balances, initiation/transfer fees).

Unreleased mortgages or old equity lines still showing of record.

Survey questions in established neighborhoods (fences/structures over setbacks).

Estate/probate documentation when a seller is a trust or estate.

Agent tip: When taking a listing, ask upfront about open HELOCs, UCCs, divorce or estate matters, and HOA fees. A quick seller questionnaire saves days later.

4) Alpharetta-specific timing & coordination

Recording: We submit deeds for recording after funding. Turnaround to appear online varies by Fulton County workload; we provide the recorded deed to buyers once available.

Closings near Alpharetta: We host in-office and attorney-supervised closings convenient to North Fulton (Alpharetta, Johns Creek, Roswell, Milton) and can coordinate seller-mail-aways when appropriate.

Agent tip: When scheduling back-to-back moves, build in a modest cushion for same-day funding and recording.

5) Lender packages, “Clear to Close,” and walk-through timing

Clear to Close (CTC): Once the lender issues CTC, we can finalize numbers and book the table. Remind buyers not to change employment, make large purchases, or open new credit before funding.

Final walk-through: Encourage buyers to do it as close to the appointment as practical and promptly report any material changes (repairs incomplete, items removed, damage).

Agent tip: Send us the walk-through form or a quick email summary if anything impacts credits or holdbacks—ideally a few hours before closing.

6) How we handle common contract “speed bumps”

Appraisal shortage: We document negotiated concessions or price adjustments and update the ALTA/CD.

Repairs & credits: Georgia typically prefers credits over last-minute repair invoices; we’ll reflect this on the settlement statement if allowed by the lender.

Name or entity changes: If a buyer switches to an LLC or a trust, tell us immediately—document prep and lender approval may need updates.

Power of Attorney: POAs must meet Georgia standards and be lender-approved. Send drafts in advance so we can clear form and signing requirements.

7) Cash vs. financed deals in Alpharetta

Cash purchases: Often faster. We still complete full title work and issue owner’s title insurance (highly recommended).

Financed purchases: Lender’s title insurance is required by the lender; owner’s coverage protects the buyer’s equity.

Agent tip: A one-page explanation of owner’s vs. lender’s title insurance in your buyer packet reduces last-minute questions.

8) Post-closing: What your clients receive

Buyers: Recorded deed (after county confirms), owner’s policy (if purchased), and final signed documents.

Sellers: Confirmation of mortgage/lien payoffs sent, wire confirmation, and executed documents for records.

Agents: Final ALTA/CD and a compliance package for your files.

9) Quick checklist for Alpharetta Realtors

Open title with Heritage Closing Firm as soon as the contract is binding.

Confirm earnest money logistics on Day 1.

Gather HOA/condo details early (contacts, fees, initiation/transfer amounts).

Flag HELOCs, UCCs, estate, divorce items immediately.

Prepare clients for wire verification and Good Funds requirements.

Schedule a final walk-through close to the appointment time.

Send last-minute contract addenda/credits to us before the closing table.

How Heritage Closing Firm supports Alpharetta agents

Proactive title curative with clear timelines and updates.

Dedicated closer & attorney so you and your clients have one primary contact.

Flexible scheduling for North Fulton and nearby markets.

Agent resources (wire safety one-pager, owner’s title explainer, seller net sheet template).

Final Word

Your clients look to you for a steady hand. As your Alpharetta closing attorney, our job is to anticipate issues, communicate early, and deliver a smooth, on-time closing. If you have a new contract in Alpharetta, GA, send it to Heritage Closing Firm and we’ll open title the same day and get your transaction moving.

close @ heritageclosingfirm.com

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