The Life of an Escrow
From Open Escrow to Closing Day.
Every transaction is different, but most California residential escrows follow the same general path. Here's what to expect along the way.
Download the Guide (PDF)What Happens in Escrow
Our escrow officers coordinate every detail behind the scenes so your transaction closes smoothly, accurately, and on time.
Open Escrow & Prepare Instructions
Once the purchase agreement is signed, we open escrow, prepare instructions for all parties, and obtain the necessary signatures to get your transaction underway.
Order Title & Review the Report
We order a preliminary title report, review it for liens or other items of record, and request payoff demands so everything is accounted for before closing.
Coordinate the Loan
For financed transactions, we work directly with your lender — from the initial loan application through approval — and request the loan documents once terms are confirmed.
Confirm Every Condition Is Met
We review the file to confirm inspections, contingency releases, insurance, and any additional documents (second deeds of trust, bills of sale, etc.) are complete and correct.
Sign & Fund
Buyers and sellers sign their closing documents, buyer funds are deposited, and we request final loan funds from the lender.
Record & Close
Once funds are received, we order recording with the County Recorder, disburse funds, and forward final documents to everyone involved in the transaction.
Wire Fraud Alert — Protect Your Funds
Wire fraud targeting real estate transactions is a serious and growing threat. Scammers impersonate escrow officers, title companies, or real estate agents and send convincing emails with fraudulent wiring instructions.
Before you wire any funds, always call your escrow officer directly at a number you have independently verified — such as (661) 286-8700 — to confirm instructions verbally. Never rely on wiring instructions received only by email, and never wire funds based on a changed instruction without verbal confirmation. Valleywide Escrow will never change wiring instructions via email alone.
Escrow Terms to Know
Escrow
A neutral third party that holds funds and documents on behalf of buyer and seller until all conditions of the sale are met.
Preliminary Title Report
A report showing the current condition of title, including any liens or encumbrances, prior to insuring the property.
Beneficiary Statement
A statement from an existing lienholder confirming the payoff amount and current terms of an existing loan being paid off or assumed.
Contingency
A condition in the purchase agreement, such as inspection or loan approval, that must be satisfied or waived before closing.
Recording
The official filing of the deed and other documents with the County Recorder, which finalizes the transfer of ownership.
Disbursement
The release of funds held in escrow to the appropriate parties once the transaction has closed.
Frequently Asked Questions
Common questions about how escrow works for California real estate transactions.
Most financed residential purchases close in 30 to 45 days, while all-cash transactions can close in as little as 7 to 14 days. The exact timeline depends on financing, inspections, and how quickly all parties return signed documents.
Questions About Your Escrow?
Our escrow officers are happy to walk you through where your transaction stands.
Call (661) 286-8700