The progression from contract to closing differs throughout the United States but there's a common set of issues that real estate agents must monitor to ensure that their buyers complete the transactions. Keeping in constant contact with everyone who plays a part in the process helps you guide your buyers to the closing table, with fewer bumps along the way. It also ensures that you hear about problems as soon as they occur, which gives you an opportunity to help solve them before they stall the closing.

If your buyer is getting a loan to pay for the property, talk with the lender immediately. Ask for a list of all items they require for closing, such as an appraisal, a boundary survey, and specific types of tests and inspections. Your buyers might require the services of a real estate attorney or a title insurance office. Find out who is responsible for ordering the services and monitor the progress to make sure tasks are handled.

The contract probably contains contingency clauses that give your buyer time to evaluate certain aspects of the purchase. Contingencies cover events that must or must not take place, or give buyers the opportunity to examine facts about the property that are not known when the contract is signed. If contingencies are not met, the buyer can walk away from the contract. Typical contingencies include:

• Home inspections to verify a house is in the condition represented by the sellers

• Boundary surveys to verify that property lines are as stated and that no structures have been built on the lines

• A title search to ensure that the property will be free of liens when it closes

• The ability of the buyer to obtain financing

In some areas of the country, you will be involved in the actual work that's done to satisfy contingencies. In other areas, you won't be directly involved but it's up to you to keep track of their progress and to help negotiate solutions if problems are encountered.

Be sure to remind your buyers of important last-minute details.

Have they satisfied the lender's proof of insurance requirement? Have they arranged for utility services? Have they made plans to change the locks on all doors?

You have more responsibility to a client than a customer. No matter what your role is, it is your duty to make sure that the transaction proceeds as smoothly as possible to closing. Make sure that paperwork keeps flowing and that all tasks associated with closing progress as they should. These might include:

• Making sure the buyer has submitted all necessary paperwork to a lender

• Checking the status of an appraisal

• Coordinating home inspections, surveys, and other required tasks

• Submitting requests for repairs and negotiating repair agreements

• Monitoring the loan's progress after everything has been submitted to the lender

• Helping your buyer find a closing agent and keeping in touch with that agent

• Reviewing the HUD-1 Settlement Statement with your buyer

Your personal involvement with getting your buyers to closing depends a great deal on your local customs and laws. If you have any doubts about your duties, ask your broker-in-charge for insight into your role.