Inspection Negotiations
The professional inspection contingency under Multi-Board 8.0 Paragraph 12 gives the buyer a defined window to have the property inspected and decide whether to proceed. If the inspection reveals defects, the negotiation over repairs or credits is one of the most consequential parts of the transaction, and it is handled entirely by the attorneys.
I review every inspection report line by line and categorize the findings: safety issues that must be addressed (electrical hazards, structural concerns, active water intrusion), maintenance issues that justify a credit but not a walkaway, and cosmetic items that are not worth negotiating over. I then prepare a repair request or credit proposal based on the items that actually matter, supported by the inspector's findings and repair cost estimates.
The seller's attorney responds, and we negotiate to resolution. Most inspection negotiations result in a credit to the buyer at closing rather than requiring the seller to make repairs. Credits are cleaner because the buyer controls the quality of the work, and there is no dispute over whether the seller's repair was adequate.
If the inspection reveals a problem significant enough to justify termination, the contingency gives the buyer the right to walk away with their earnest money. I advise clients on whether the issue justifies termination or whether a credit negotiation is the better path. Sometimes the best deal is the one you do not close.
Tax Prorations: Long vs. Short and Why It Matters
Property tax prorations are one of the most misunderstood parts of a closing, and getting them wrong can cost thousands of dollars. In Illinois, property taxes are paid in arrears, meaning you are paying this year for last year's taxes. The proration calculation determines how much of the current year's tax liability the seller pays versus the buyer.
Short Proration (100%)
A short proration uses 100% of the most recent ascertainable tax bill to estimate the current year's taxes. It assumes this year's bill will be the same as last year's. Since Illinois property taxes almost always increase year over year, short proration favors the seller because the buyer ends up paying the difference when the actual (higher) bill arrives.
Long Proration (105-110%)
A long proration applies a markup, typically 105% to 110%, to the prior year's bill to account for anticipated increases. This is more protective of the buyer. If the actual bill comes in lower than the prorated amount, the buyer received a slight windfall. If it comes in higher, the buyer's exposure is reduced.
The Proration Percentage Matters
The Multi-Board 8.0 contract includes a blank for the parties to fill in the proration percentage at the time of execution. This is a negotiation point that many agents leave blank. When I represent buyers, I negotiate for 105% to 110% depending on the municipality and the property's reassessment status. When I represent sellers, I negotiate for 100%. The difference on a $10,000 annual tax bill closing mid-year can be $250 to $500. Over a career of buying and selling investment properties, that adds up.
New Improvement Escrow
When a property has been improved but the tax bill does not yet reflect the improvements (new construction, major renovation, conversion from vacant land), the current tax bill is artificially low. The Multi-Board 8.0 contract addresses this through a new improvement escrow provision: 3% of the purchase price is held by the title company and used to settle the seller's proration obligation when the actual tax bill reflecting the improvements is issued. On a $400,000 property, that is a $12,000 escrow. I make sure this provision is properly activated when the property's assessment history suggests the current bill is not representative.
Attorney tip: If the prior year's tax bill reflected a homeowner's exemption, senior citizen exemption, or other exemption that the seller was entitled to but the buyer is not, the proration needs to be adjusted to exclude the exemption amount. Missing this detail means the buyer's share is calculated on a bill that was artificially reduced by an exemption they will not receive.
Closing Day
By the time we get to closing day, the substantive legal work is done. Attorney review is complete, title is clear, inspections are resolved, the loan is approved, and the documents are prepared. Closing day is execution: signing documents, verifying funds, and recording.
Final Walkthrough
The buyer should conduct a final walkthrough 24 to 48 hours before closing to verify that the property is in the condition agreed to in the contract: repairs have been completed, fixtures are present, personal property has been removed, and the property is in broom-clean condition per Paragraph 23. I advise buyers to document any deficiencies with photographs during the walkthrough and communicate them to me immediately. If there are unresolved issues, we address them before documents are signed, not after.
Document Execution
The seller signs the warranty deed, the bill of sale, the affidavit of title, the PTAX-203 (Illinois Real Estate Transfer Declaration), any municipal transfer tax declarations, and the FIRPTA certificate. The buyer signs the mortgage, the promissory note, the Closing Disclosure, and the title insurance application. I review every document at the table to confirm that the legal description, purchase price, proration credits, and transfer taxes are correct before anything is signed.
Transfer Taxes
Illinois transfer taxes apply at multiple levels. The state transfer tax is $0.50 per $500 of consideration. County transfer taxes vary but are typically $0.25 per $500. Municipal transfer taxes depend on the municipality. Chicago has one of the highest municipal transfer tax rates in the state. Some collar county municipalities have no transfer tax at all. I calculate the exact transfer tax obligation for every closing and confirm the stamps are correct before recording.
Recording
After all documents are signed and funds are verified, the deed, mortgage, and any other recordable documents are sent to the county recorder's office. Recording provides constructive notice to the world that the property has changed hands. The title company handles the physical recording, but I verify that the recorded documents are accurate and match the executed originals.
Wire Fraud Prevention
Wire fraud targeting real estate closings is the single greatest transactional risk in residential practice. Hackers compromise the email accounts of attorneys, title companies, agents, or lenders and send fraudulent wiring instructions that redirect the buyer's funds to a criminal's account. Funds sent to a fraudulent account are almost never recovered.
We include wire fraud prevention language in every attorney modification letter and advise every buyer of the following at the start of the transaction: wiring instructions will never be changed by email. If you receive an email with wiring instructions that differ from what the title company provided on their letterhead, do not wire the money. Call the title company using the phone number on their letterhead, not a phone number in the email, and verify. If the instructions have changed, someone's email has been compromised.
This is a conversation I have with every buyer at the beginning of the transaction, not at the end. By the time you are ready to wire $50,000 or $300,000, the prevention protocols need to already be in place.
Warning: Never wire funds based on instructions received by email without independently verifying by phone. Call the title company directly using the number on their letterhead. This is not optional. Wire fraud losses in real estate transactions exceed $200 million per year nationally.
FIRPTA Compliance
The Foreign Investment in Real Property Tax Act (26 U.S.C. section 1445) requires the buyer to withhold 15% of the gross sales price if the seller is a non-resident alien or foreign entity. On a $400,000 transaction, that is $60,000 withheld from the seller's proceeds and remitted to the IRS.
In most residential transactions, the seller avoids withholding by providing a Certificate of Non-Foreign Status at closing, certifying under penalty of perjury that they are a U.S. person with a valid taxpayer identification number. This is a standard closing document that I prepare and review in every transaction.
The complication arises with entity sellers. An LLC may be a domestic entity, but if it has foreign members, FIRPTA analysis runs through to the member level for pass-through entities. A domestic LLC with a foreign beneficial owner does not automatically avoid withholding. I verify the FIRPTA status of every seller, including entity sellers, before closing. This is one of those issues that title companies often handle with a boilerplate affidavit, but the boilerplate does not always capture the complexity of the ownership structure.
Condominium and HOA Closings
Condominium transactions in Illinois carry additional legal requirements under the Illinois Condominium Property Act (765 ILCS 605/22.1). The seller must provide a resale certificate containing specific financial and legal information about the association, and the buyer has the right to cancel the contract within 20 days of receiving it if the certificate reveals material issues.
What I Review in Every Condo Closing
The resale certificate (Section 22.1 disclosure), the declaration and bylaws, the association's current budget and financial statements, any pending or threatened litigation, special assessment status (both confirmed and proposed), insurance coverage, and the right of first refusal if the declaration contains one. I have terminated transactions based on what the resale certificate revealed: undisclosed special assessments, ongoing litigation that could result in additional assessments, reserve funds that were inadequate for the building's age and condition, and HOA insurance gaps that would leave unit owners personally exposed.
Assessment Proration
HOA and condominium association fees are prorated at closing. The critical distinction is between assessments that are confirmed versus assessments that are proposed. Under the Multi-Board 8.0 contract, the seller is responsible for special assessments confirmed by the association prior to the Date of Acceptance. Assessments that are proposed but not yet confirmed are the buyer's responsibility. The word "confirmed" does a lot of work in that provision, and I verify the status of every pending assessment with the association before closing.
Closing Representation Fees
I publish pricing because transparency is part of the service. Most real estate attorneys in the Chicago market do not publish their fees, which means you do not know what the transaction will cost until you receive the bill. Every fee listed below is final. There is no hourly billing, no retainer, and no hidden charges.
| Service | Fee | What's Included |
| Buy-Side Closing | $500 flat | Attorney review, contract modifications, title examination, inspection negotiation, proration calculations, document preparation, closing attendance |
| Multi-Unit Buy-Side | $500 + $150/unit | Same as above, plus lease review, tenant notification, and rent proration for each unit |
| Sell-Side Closing | Free | Full seller representation when we also represent the buyer on the same transaction |
| Sell-Side Only | $500 flat | Standalone seller representation including deed preparation, disclosure compliance, and closing attendance |
| FSBO Seller | $500 flat | Contract drafting, negotiation with buyer's attorney, all closing services for sellers without a realtor |
| Remote Closing | No additional fee | Mail-away document package, remote notarization coordination, recording and distribution |
Court filing fees, title insurance premiums, transfer taxes, and recording fees are additional and paid to the county, state, or title company, not to me. Those costs are the same regardless of which attorney you hire.
"He made the whole thing simple. I felt like I was in good hands the entire time."
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Frequently Asked Questions
How much does a real estate closing attorney cost in Illinois?
Our buy-side flat fee is $500, plus $150 per unit for multi-unit properties. Sell-side representation is free when we also represent the buyer. Many Chicago real estate attorneys charge $150 to $300 per hour, which means a single transaction can run $1,000 or more with no predictability.
Do I need a real estate attorney in Illinois?
Not technically required by statute, but only a licensed attorney can draft contract modifications, resolve title issues, prepare closing documents, and represent you in disputes. In Curielli v. Quinn (2015), the Illinois Supreme Court held that brokers cannot perform these functions. In the Chicago market, virtually every residential transaction involves attorneys on both sides.
What does a closing attorney do?
Everything from attorney review through recording: contract modification, title examination, inspection negotiation, Closing Disclosure review, proration calculations, warranty deed preparation, transfer tax declarations, FIRPTA compliance, closing attendance, and post-closing recording. Our flat fee covers all of it.
What is attorney review in Illinois?
A 5-business-day window under Multi-Board 8.0 Paragraph 13 during which either party's attorney can approve, disapprove, or propose modifications to the purchase contract. It is unique to Illinois and is the single most important protection available to buyers and sellers. If no review letter is served within 5 business days, the right to review is waived. Read our full attorney review guide.
How long does a real estate closing take in Illinois?
30 to 45 days for a financed transaction. Cash transactions can close in 14 days. The timeline depends on the lender's processing, the inspection period, and any title issues that need to be resolved. Remote closings are available statewide and carry no additional fee.
What is the difference between long and short proration?
Short proration (100%) uses last year's tax bill as the estimate and favors the seller. Long proration (105-110%) adds a markup to account for anticipated increases and protects the buyer. The percentage is negotiated at contract execution. On a $10,000 annual tax bill closing mid-year, the difference between 100% and 110% is $250 to $500.
What is FIRPTA and does it affect my closing?
FIRPTA requires the buyer to withhold 15% of the gross sales price if the seller is a non-resident alien or foreign entity. The seller avoids withholding by providing a Certificate of Non-Foreign Status at closing. Entity sellers require additional analysis because domestic LLC status does not automatically avoid withholding if the entity has foreign beneficial owners.
Can I do a remote closing in Illinois?
Yes. We handle remote closings across Illinois at no additional fee. Documents are executed through a mail-away package with notarized execution, and we coordinate the entire process from document preparation through recording.
Why Choose Us for Your Closing
I have handled closings across Cook, DuPage, Kane, Will, Lake, Kendall, and McHenry counties on properties ranging from condominiums to multi-unit investment buildings. I know the Multi-Board 8.0 contract clause by clause because I published a complete guide to every provision. I handle closings at volume, which means I have seen the issues that trip up attorneys who close a handful of transactions a year: the proration percentage that was left blank, the FIRPTA certificate that was not obtained for an entity seller, the title exception that was waived without analysis, the inspection credit that was negotiated without verifying the repair scope.
The flat fee is not a loss leader. It is a model that works because volume allows me to systematize every step of the process while maintaining the attention to detail that individual transactions require. When you hire me for a closing, you get the benefit of hundreds of transactions worth of pattern recognition applied to your specific deal.
If you have a closing coming up, contact my office for a free consultation. Tell me whether you are buying or selling, the property address, and the approximate closing date. I will confirm the fee and get started.
Related Guides
For a deep dive into the Multi-Board 8.0 contract that governs most Chicagoland transactions, read our complete 8.0 guide. If you are selling without a realtor, our FSBO attorney guide covers the additional steps involved. For investors acquiring rental property, the investor services guide explains how closing fits into the broader acquisition process. If zoning questions arise during attorney review, our zoning attorney guide covers due diligence. And if the inspection reveals defective work that needs to be addressed before or after closing, my construction defect guide explains both homeowner claims and contractor defense.
Justin Abdilla Named Attorney, Abdilla & Associates · ARDC #6308444
Justin Abdilla has worked on over 700 files across twelve years of practice, handling closings, evictions, construction disputes, zoning applications, and creative investor transactions across Cook, DuPage, Kane, and Lake counties. Super Lawyers Rising Stars 2021-2026. Published in SSRN. Quoted in the Chicago Tribune.
Last updated: April 2026.