Buying your first home in Hanson is exciting, but it can feel like a lot to juggle. You want clear steps, realistic timelines, and local know-how so you can move forward with confidence. In this guide, you’ll get a practical checklist tailored to Hanson and the South Shore, including inspections, contingencies, documents, and what to expect from offer to keys in hand. Let’s dive in.
Prepare in 2–6 weeks
Get fully pre-approved
Meet with a trusted lender and complete a full pre-approval, not just a quick pre-qualification. You’ll submit recent pay stubs, W-2s, bank statements, and discuss loan options like conventional, FHA, VA, or eligible Massachusetts programs. A strong pre-approval clarifies budget and makes your offer more competitive.
Build a realistic budget
Account for more than just your down payment. Plan for earnest money, inspection fees, appraisal, attorney and title services, and closing costs. Set aside funds for immediate repairs or updates, which are common with older South Shore homes.
Take a first-time buyer class
If you plan to use state or local assistance, complete any required education early. Massachusetts homebuyer programs often require courses, and the information will help you make better decisions as you compare loan types and terms.
Map your commute and lifestyle
Hanson sits in Plymouth County on the South Shore and is part of the Greater Boston commuter region. Review MBTA commuter rail schedules, nearby station parking, and highway access. This is a key step if your daily routine involves Boston or other regional hubs.
Understand local home systems
Single-family homes are common in Hanson. Many properties use private wells and on-site septic systems rather than municipal utilities. Some homes use oil or propane for heat. If a home was built before 1978, there may be lead paint considerations. Keep these factors in mind as you set priorities and plan inspections.
Search and offer
Work with a local agent
Choose an agent who knows Hanson and the South Shore’s typical disclosures, septic rules, and local permitting. A local advocate will guide you through neighborhood nuances, offer strategy, and negotiations.
Research each property
Before you write, look into the parcel details. Confirm whether the home uses municipal water or a private well, and sewer or a Title 5 septic system. Review tax and assessment information and, if needed, look up recorded documents through the Plymouth County Registry of Deeds. Check FEMA flood maps for any parcel-specific flood risk.
Write a strong offer
Your agent will help set price and terms based on market data and seller timelines. For Hanson homes, common buyer protections include financing, inspection, appraisal, Title 5 septic, and well water contingencies. Earnest money and deadlines are negotiated and should be clearly stated in your offer and subsequent Purchase and Sale agreement.
Due diligence and contingencies
Schedule inspections promptly
Most buyers complete a general home inspection within the standard contingency window, often 7–14 days after acceptance. Use the report to understand the home’s condition and get repair estimates where needed. You can negotiate repairs, credits, or, if allowed by your contract, withdraw if issues are significant.
Title 5 septic specifics
Massachusetts regulates on-site sewage under Title 5. If the property has a septic system, a passing Title 5 is a critical checkpoint. Buyers often require a passing report as a contingency, or require the seller to address any failure. Coordinate early with the town’s Board of Health to understand process and timelines.
Well water testing
For homes with private wells, test for bacteria such as coliform, nitrates, and any local concerns that arise in the area. If results are outside recommended ranges, discuss remediation or system upgrades with your agent and attorney.
Environmental and safety checks
If the home was built before 1978, review required lead paint disclosures and consider a lead inspection or risk assessment, especially if young children will live in the home. A short-term radon test during your inspection period is common in New England.
Systems and specialty inspections
Older South Shore homes may warrant chimney or fireplace inspections, HVAC servicing, and a review for oil tanks, including possible buried tanks. If wood-destroying insects or moisture are suspected, consider pest and mold evaluations.
Appraisal, title search, survey
Your lender orders the appraisal. If value comes in below the sale price, you may renegotiate with the seller or cover the difference, depending on your contingency terms. Your attorney or title company will run a title search and facilitate title insurance. A survey may be required for boundary verification.
Negotiate and finalize
Based on inspections and appraisal, you may negotiate repairs or credits. Clarify all agreed items in writing within the timelines set by your Purchase and Sale agreement. Keep lender and attorney updated so your mortgage stays on track.
Mortgage to closing in 30–45 days
Lock financing and clear conditions
Submit updated documents promptly, including new pay stubs and bank statements. Answer any lender questions and provide letters of explanation if requested. Timely responses help you meet your mortgage commitment date.
Line up homeowners insurance
Your lender will require a policy before closing. Confirm coverage and have the insurance binder delivered to your lender and closing attorney in advance.
Final walk-through and closing
Schedule your walk-through within 24–48 hours of closing to verify the home’s condition and completion of any agreed repairs. For closing, bring a government-issued ID and the required funds by wire or cashier’s check. In Massachusetts, closings are often conducted by attorneys or title companies.
After closing checklist
Within the first week, change utilities into your name, confirm trash and recycling schedules, and file any permits needed for immediate projects. Store your closing package, Title 5 certificate if applicable, well test results, and any warranties in a safe place.
Local resources to know
- Town of Hanson: Assessors, Building Department, Health Department or Board of Health, Town Clerk, and Planning and Conservation for permits and property records.
- Whitman-Hanson Regional School District: Review enrollment details, assignments, and district information.
- Plymouth County Registry of Deeds: Recorded deeds, mortgages, and related documents.
- MBTA: Commuter rail lines, schedules, and station parking serving South Shore commuters.
- FEMA flood maps: Parcel-specific flood risk information for insurance and planning.
- Massachusetts state housing agencies: MassHousing and the Massachusetts Department of Housing and Community Development for first-time buyer programs and classes.
Documents you will need
Have these ready for lenders and closing:
- Government-issued photo ID
- Social Security number
- Two years of W-2s or 1099s; self-employed buyers should have two years of tax returns
- Recent pay stubs for the last 30 days
- Bank statements for the last 2–3 months
- Asset statements for retirement or investment accounts and a gift letter if applicable
- Federal tax returns, usually for the last two years
- Rent or mortgage payment history
- Authorization for a credit check
- Homeowners insurance details
- Contact information for your real estate attorney and title company
Typical buyer closing costs
Expect a combination of the following items. Exact amounts vary by loan type, lender, and negotiation.
- Lender charges, appraisal, and credit report fees
- Title search, title insurance, and closing attorney fees
- Prepaid items such as insurance, property taxes, and interest
- Recording fees at the Registry of Deeds
- Escrow setup or transfer fees where applicable
Inspection checklist for Hanson homes
Prioritize the inspections most relevant to South Shore properties:
- General home inspection for structure, roof, plumbing, electrical, and HVAC
- Title 5 septic inspection if the property is on a private system
- Well water testing for bacteria, nitrates, and local concerns
- Lead paint disclosures and optional testing for pre-1978 homes
- Radon testing using a short-term kit during the inspection window
- Chimney or fireplace inspection and HVAC servicing
- Oil tank inspection and search for any buried tanks, if oil heat is present
- Pest inspection for wood-destroying organisms
- Mold or moisture assessment if there are visible concerns
Smart contingencies to include
Use contingencies to protect your deposit and keep leverage during due diligence:
- Financing contingency to protect against loan denial
- Inspection contingency to negotiate repairs or exit if needed
- Appraisal contingency to address valuation gaps
- Title and survey contingency to ensure clear title and acceptable boundaries
- Title 5 septic contingency for homes on private systems
- Well contingency to ensure potable water or remediation
First-time buyer programs
Massachusetts offers a range of options for first-time buyers, including down payment assistance and specialized mortgages. Look into state programs through MassHousing and the Massachusetts Department of Housing and Community Development. Some local nonprofits or community organizations on the South Shore may also offer assistance based on eligibility.
Start your Hanson home search
With a clear plan, you can move from pre-approval to closing with fewer surprises. Focus on the key items that matter in Hanson: septic and well systems, age-related inspections for older homes, and commute and lifestyle fits. Surround yourself with a local team that knows the South Shore and communicates clearly from offer to keys.
If you want a trusted guide for Hanson and neighboring towns, connect with Lindsay Conlon. You’ll get local expertise, clear timelines, and hands-on support through every step.
FAQs
Do I need a Title 5 inspection to buy in Hanson?
- If the home has an on-site septic system, a Title 5 inspection is a critical part of the purchase. Buyers often require a passing report or have the seller address any failure with the local Board of Health.
What inspections should I prioritize for an older South Shore home?
- Focus on a general home inspection, Title 5 septic if applicable, well water testing, lead disclosure and optional testing for pre-1978 homes, radon testing, and checks for oil tanks and chimneys.
How long does it take from offer to closing in Massachusetts?
- A typical timeline is about 30–45 days for many conventional loans, but it depends on inspections, appraisal, loan processing, seller timing, and any required town approvals.
Are there first-time buyer programs I can use in Massachusetts?
- Yes. State programs through MassHousing and other Commonwealth agencies offer loan options and possible down payment assistance. Check eligibility and course requirements.
How can I check property taxes and assessments in Hanson?
- Contact the Hanson Assessors’ office or use the town’s property database if available. Reviewing the tax rate and a property’s assessment history can help you plan your budget.
