# Five Things to Check Before You Sign a Purchase and Sale Agreement | Dunn & Phillips, P.C. > The purchase and sale agreement, not the offer, sets the real terms of your home purchase. Here is what to review before you sign. [Canonical page](https://www.dunnandphillips.com/blog/purchase-and-sale-checklist/) --- [Insights](https://www.dunnandphillips.com/blog) / Five Things to Check Before You Sign a Purchase and Sale Agreement Insights # Five Things to Check Before You Sign a Purchase and Sale Agreement April 15, 2026 Dunn & Phillips, P.C. [Real Estate](https://www.dunnandphillips.com/practice/real-estate) In Massachusetts, the offer to purchase gets the ball rolling, but the purchase and sale agreement (P&S) is the contract that controls the deal. The standard form most brokers use is written to be fair to the deal, not tailored to you. By the time you sign the P&S, the terms are hard to change. Here is what to look at first. ## 1. The deadlines The P&S is full of dates: the mortgage commitment date, the inspection period, the closing date. Missing one can cost you money or the house. Make sure every date is realistic given your lender’s timeline, and that you understand what happens if a date slips through no fault of your own. ## 2. The financing contingency This is the clause that protects your deposit if your loan falls through. Confirm it is there, that the deadline matches your actual mortgage timeline, and that it does not obligate you to accept a loan on terms you cannot afford. A weak or missing financing contingency is one of the most expensive mistakes a buyer can make. ## 3. What is included Appliances, light fixtures, window treatments, and systems should be spelled out. Vague language leads to disputes at the final walkthrough, when the seller has taken the refrigerator you assumed was staying. If something matters to you, get it in writing. ## 4. Repairs and credits If the inspection turned up issues, the P&S should reflect any agreed repairs or closing credits in writing, with enough detail to know the work was actually done. A handshake at the kitchen table is not enforceable. Spell out who does the work, by when, and what proof you will receive. ## 5. The deposit and what happens if the deal breaks Understand exactly how much you are putting down, who holds it, and the specific conditions under which you get it back. The standard form often favors the seller if a buyer walks away, so this is a clause worth reading closely before, not after, you sign. ## Have it reviewed before you sign In Massachusetts, buyers and sellers routinely have a real estate attorney review the P&S, and the cost is small next to the price of the home. A short review up front, while the terms can still be negotiated, is far cheaper than a dispute later. Bring the agreement to a lawyer before you sign it, not after. Free worksheet · PDF ## Get the Massachusetts Home Buyer's Checklist Every deadline and document for your purchase, in one PDF worksheet. From a Western Massachusetts firm that has handled local closings since 1988. [Download the worksheet (PDF)](https://www.dunnandphillips.com/downloads/dunn-phillips-home-buyer-closing-checklist.pdf) Saves to your device as a fillable PDF you can complete or print. It is free, with nothing to fill out first. Using this does not make us your attorneys. It is general information, not legal advice. Discuss your matter Questions about a deadline or a potential claim are best answered early. An initial conversation with the firm is confidential and without obligation. [Request a Consultation](https://www.dunnandphillips.com/contact) Related reading ## More on Real Estate - [How a Massachusetts Real Estate Closing Works, Start to Finish A plain-language guide to a Massachusetts closing: the seven stages from offer to recording, what to expect on closing day, and the homestead tip worth real money.](/blog/how-a-closing-works) - [Do I Need a Closing Attorney to Buy a Home in Massachusetts? Massachusetts handles real estate closings differently from many states. Here is who the closing attorney represents, and why buyers often want their own counsel.](/blog/do-i-need-a-closing-attorney) This page is general information only, not legal advice for any specific situation, and reading it does not create an attorney–client relationship. Every matter depends on its own facts; for advice on your particular circumstances, talk to a licensed attorney. Published by Dunn & Phillips, P.C., 185 Belmont Avenue, Springfield, MA 01108. Responsible attorney: Cornelius W. Phillips, III.