And anyone else wrangling last-minute payoff and HOA estoppel surprises in the 48 hours before closing? I’m tightening our pre-close routine to keep timelines intact and clients calm (title commitment out, tax cert cleared, estoppel in, insurance binder verified), and I’d love to hear how you set expectations — general practices only; for specific situations I always direct clients to the attorney.
Do you run a same‑day payoff refresh or rely on prior‑day numbers? On ‘last‑minute payoff and HOA estoppel surprises,’ we send a 48‑hour freeze note to lender/HOA/agents asking for a written ‘no changes’ confirmation, then auto‑refresh payoff and estoppel at 9 a.m. the day of using a shared checklist — like a flight check, no new bags after the gate closes. If the HOA uses a portal we request a hold‑open/refresh window and remind clients to consult their attorney for any quirks.