Before you list
Illinois sellers of one- to four-unit residential property generally complete the Residential Real Property Disclosure Report and provide radon and, for homes built before 1978, lead-based paint disclosures. If the property is a condominium, you will need to request the association's resale documents. Starting early avoids delays once you have a buyer.
Selling on your own without a listing broker? See the for sale by owner guide.
What the seller's attorney prepares
- Review and negotiation of the contract and any buyer modifications.
- Responses to inspection notices and repair requests.
- Payoff letters for mortgages and home equity lines.
- The City of Chicago Full Payment Certificate for water.
- The deed, the Illinois transfer declaration (filed through MyDec) and transfer stamps.
- Condominium paid-assessment letters and association requirements.
Selling a property with tenants, violations or an estate
Two-flats with tenants need lease and deposit transfers. Properties with open building violations may need a plan agreed with the buyer. Property owned by someone who has died may need to pass through probate or a trust before it can be sold. These are all manageable with notice.
What it costs
Residential sales are handled for a flat fee, quoted up front before you list or sign. You'll know the cost of the legal work before attorney review begins.
- Included: contract review and attorney review modifications, responses to inspection requests, deed preparation, transfer declarations and stamps, water certificates and municipal requirements, mortgage payoffs and lien releases, and review of the settlement statement at closing.
- Quoted separately: short sales, estate or trust sales requiring court approval, tenant-occupied sales with lease issues, and disputes.
- Not attorney fees: title charges, transfer taxes, commissions and payoffs are paid from the sale. See what you might net with the seller net proceeds calculator.
Tools for this step
What clients say
“I was extremely well taken care of from start to finish.”
“Prompt and thoughtful communication, and a calm, composed, solutions-oriented presence that helps clients navigate even the most complex matters with confidence.”
“Impressed by her service, I engaged her for another transaction.”
“She answered our questions fully, shared knowledge and helpful resources that we had not yet considered, and gave us three specific action steps to get started.”
Excerpts from public client reviews, quoted as written. Every matter is different; past results don't guarantee a similar outcome.
Questions clients ask
What is the Chicago water certificate?
The City of Chicago requires a Full Payment Certificate showing that water and sewer charges are paid before a property transfers. The seller's side requests it, and a meter reading may be required, so it should be ordered well ahead of closing.
Which transfer taxes does the seller pay?
In Chicago, the seller typically pays the Illinois and Cook County transfer taxes and the $1.50 per $500 CTA portion of the city tax. Use the calculator for an estimate.