Thinking about buying in Hollis, NH after years of Massachusetts closings? Or selling in Hollis and purchasing across the border? The steps look familiar, but small differences in forms, deposits, inspections, and who runs the closing can change your timeline and stress level. If you understand those differences up front, you can negotiate smarter, budget better, and keep the deal on track. This primer walks you through what to expect in New Hampshire versus Massachusetts, with a special focus on Hollis. Let’s dive in.
Quick side-by-side steps
Use this at-a-glance map to see the typical flow in each state. Your exact timeline will depend on your contract and local practice.
- Massachusetts: Offer → Deposit → Inspection Period → Financing and Appraisal → Title Search → Mortgage Commitment → Closing
- New Hampshire (Hollis): Offer → Deposit → Inspection Period → Financing and Appraisal → Title Search → Mortgage Commitment → Closing
Key differences to expect:
- Who prepares and reviews contracts: MA often uses attorney-reviewed Purchase and Sale documents. NH commonly uses standardized REALTOR forms, with attorney review as an option.
- Who holds deposits: MA deposits are often held by a listing broker or buyer’s attorney. NH deposits are commonly held by a listing broker or title company, sometimes an attorney.
- Who runs the closing: MA closings are often attorney-led. NH closings are frequently handled by a title company, with attorneys involved as needed.
- Septic rules: MA follows Title 5. NH follows a Title V septic program. Both typically require a septic inspection for properties with private systems at the time of sale.
Offers and forms
In Massachusetts, it is common for attorneys and brokers to use standardized Purchase and Sale language, and attorneys often review or prepare the final documents. In New Hampshire, broker-supplied standard Purchase and Sale forms are frequently used, especially in Hillsborough County and Hollis. You may see an attorney review window written into the P&S, depending on the parties.
If you are a Massachusetts buyer moving to Hollis, plan for forms and phrasing that may differ from what you are used to in MA. Make sure your agent or counsel is experienced with New Hampshire forms. This helps you understand contingencies, deposit terms, and any local addenda before you sign.
Deposits and escrow customs
Deposits, often called earnest money, signal your intent to move forward and are held in a neutral trust or escrow account. In both states, the contract controls how and when funds can be released or forfeited.
- Massachusetts: Earnest money is commonly held in a listing broker’s trust account or by the buyer’s attorney. Attorney handling of funds is a familiar practice in MA.
- New Hampshire: Earnest money is often held by the listing broker or a title company. In Hollis, you will see both approaches, and some transactions use an attorney or title company to hold funds.
- Amounts: Ranges vary by market. Many offers show deposits from a few hundred to several thousand dollars. In competitive settings, you may see 1 to 5 percent of the purchase price, but that is custom, not a rule.
Confirm the deposit holder, timing of the initial and additional deposit, and the exact terms for release in your P&S. Your agent should walk you through the escrow paragraph so you know how your money is protected.
Inspections in NH and MA
Septic and Title V or Title 5
If the home has a private septic system, plan for a septic inspection at sale in both states. Massachusetts follows Title 5 rules through the Massachusetts Department of Environmental Protection. New Hampshire uses a Title V septic program through the New Hampshire Department of Environmental Services. These inspections often occur during the general inspection window, but the timing and certificate steps can vary by town and contract.
Who pays and who schedules the inspection are negotiable terms. Buyers and sellers commonly use the results to negotiate repairs or credits. If you expect upgrades, ask early about timelines and whether work can be done before closing or held back in a repair escrow.
Wells and water testing
Neither state universally requires a well inspection at sale, but comprehensive water testing is strongly recommended. In rural parts of Hollis, private wells are common. Plan to test for bacteria, nitrates, and other contaminants. Your lender or insurer may require certain tests.
Other common inspections
Beyond a general home inspection, buyers often order radon testing, a wood-destroying insect inspection, and lead paint testing when applicable based on the age of the home. If you plan site changes, such as adding bedrooms or an accessory structure, discuss percolation testing and local permitting with your agent and your consultants.
Attorneys, title, and closing customs
Attorney involvement looks different across the border. In Massachusetts, attorneys frequently draft or review Purchase and Sale agreements, conduct title searches, prepare closing documents, and run the closing. In New Hampshire, attorney involvement is common but not universal. Many closings are handled by a title company that manages the title search, lender coordination, and settlement documents, with attorneys engaged as needed.
Title insurance and a full title search are standard in both states, and lender requirements typically drive the specifics. In Hollis, your deed will be recorded with the Hillsborough County Registry of Deeds. You may close at an attorney’s office, a title company, or remotely, depending on the parties and lender.
If you are used to attorney-led closings in MA, decide early whether you will retain MA counsel who handles NH transactions or hire New Hampshire counsel or a local title company. Coordinate this decision with your lender, since lender packages can vary by state.
Typical timelines and contingencies
Exact dates and deadlines are negotiated in your contract. These are common ranges you will see in both NH and MA:
- Home inspection window: Often 7 to 14 days after acceptance. More complex inspections, such as septic or specialized testing, may run 10 to 30 days.
- Financing contingency and appraisal: Commonly 21 to 45 days, depending on your lender and the complexity of the loan.
- Title search and clearance: Title commitments are often delivered within 2 to 4 weeks. Curative work can extend this timeline.
Inspections often lead to repair or credit negotiations. Some sellers prefer to offer a credit at closing rather than manage repairs mid-contract. In a seller’s market, buyers sometimes waive certain contingencies or plan additional funds to cover an appraisal gap. Your agent should match your strategy to current Hollis market conditions.
Hollis-specific tips for MA buyers
Hollis blends rural and suburban living, and that shapes the process. Here is a quick checklist to keep your NH purchase smooth:
- Forms and language: Expect New Hampshire REALTOR Purchase and Sale forms. Build in an attorney review period if that fits your comfort level.
- Septic and wells: Plan for septic inspection under NH Title V and comprehensive well testing if the property has a private well.
- Lender fit: Confirm your lender is licensed in NH and comfortable with rural features such as private roads, wells, and septic systems.
- Closing team: Decide whether to use your MA attorney who handles NH work, or hire a local NH attorney or title company familiar with Hillsborough County practice.
- Recording: Deeds for Hollis record with the Hillsborough County Registry of Deeds. Confirm recording fees, tax forms, and timing with your settlement team.
- Budgeting: State tax environments differ. Account for property taxes, owner costs, and any lender-required repairs or water testing.
- Local due diligence: Review zoning, any conservation or agricultural easements, and driveway or wetland setbacks. The Town of Hollis Clerk can guide you to the right departments for permits and records.
How NH and MA negotiation customs differ
You will recognize the overall rhythm, but the negotiation details often feel different once you cross the border. In NH, it is common to rely on REALTOR forms and the title company’s process to carry the file to closing, while attorneys step in at key moments. In MA, many negotiations are framed by attorney-reviewed P&S drafts from the start, and attorney offices often host closings.
Deposits and inspection timelines are flexible in both states, but who holds the money and who schedules tests can vary. Confirm the deposit holder in writing and set a calendar for each contingency to avoid missed deadlines.
Key terms to know
- Purchase and Sale (P&S): The written contract that sets price, dates, contingencies, and deposit terms.
- Offer to Purchase: The initial written offer that can evolve into a signed P&S.
- Earnest money or deposit: Good-faith funds held in escrow until closing or resolution.
- Escrow or trust account: Neutral account held by a broker, attorney, or title company.
- Contingency: A condition such as inspection, financing, or appraisal that must be satisfied or waived.
- Title search and commitment: The search for ownership and liens, and the commitment to issue title insurance once cleared.
- Title insurance: Insurance that protects you and your lender against certain title defects.
- Closing or settlement: The signing, funding, recording, and transfer of keys and ownership.
- Deed recording: Filing the deed with the Hillsborough County Registry of Deeds for Hollis.
- Title V or Title 5: State septic rules in NH and MA that drive inspection at sale for private systems. Requirements differ by state.
- Well testing: Lab analysis for bacteria, nitrates, and other contaminants in private wells.
- Attorney review clause: A period in the contract that allows an attorney to review and propose changes.
Your next step in Hollis
A cross-border purchase or sale should feel organized and predictable. With dual-state experience and a detail-focused approach, you can navigate forms, deposits, inspections, and closing logistics with confidence. If you are weighing Hollis against nearby Massachusetts towns, align your offer strategy and timeline with local custom before you write.
Have questions about how these steps apply to your move or sale plan? Connect with Rebecca Curran for a clear, locally grounded roadmap, or get started with a quick estimate using Get Your Instant Home Valuation.
FAQs
What changes for a Massachusetts buyer purchasing in Hollis, NH?
- Expect New Hampshire REALTOR forms, deposits commonly held by a broker or title company, and closings often managed by a title company rather than an attorney’s office.
How are earnest money deposits typically handled in NH versus MA?
- In MA, deposits are often held by a listing broker or buyer’s attorney, while in NH they are commonly held by the listing broker or a title company, with specifics set in the contract.
Are septic inspections required when buying a home with a private system in Hollis, NH?
- Yes, it is typical to have a septic inspection at sale under New Hampshire’s Title V program, with results used to negotiate repairs or credits per the contract.
Who usually runs the closing in New Hampshire compared with Massachusetts?
- Massachusetts closings are often attorney-led, while New Hampshire closings are frequently managed by a title company, with attorneys involved as needed.
What inspection windows and financing timelines should I expect in NH and MA?
- Home inspection windows commonly range from 7 to 14 days, septic or specialized tests can run 10 to 30 days, and financing contingencies often fall between 21 and 45 days.
Where is a Hollis, NH deed recorded after closing?
- Deeds for Hollis properties are recorded with the Hillsborough County Registry of Deeds, which makes the transfer part of the public record.
