The Escrow Timeline In Los Altos, Step By Step

Escrow can feel like a black box, especially in a fast Los Altos market. You want a smooth close, clear dates, and no surprises. This guide walks you through each step from offer acceptance to county recording, with typical timeframes and local factors that can speed things up or slow things down. Let’s dive in.

What escrow does in Los Altos

Escrow is the neutral hub that holds funds and documents, coordinates lender and title requirements, and releases everything only when all conditions are met. You, the seller, your agents, your lender, the appraiser, and the title/escrow team all connect through this process.

In Santa Clara County, escrow also coordinates with the county recorder for e-recording once funding is confirmed and title is clear. The goal is simple: confirm contract terms are satisfied, record the deed, and transfer funds and ownership.

How long escrow takes

In a typical financed purchase, closings often target 21 to 30 days. If underwriting needs more time, 30 to 45 days is not unusual. Cash or waived-contingency offers can close in 7 to 14 days when title is clear and funds are ready, sometimes faster.

Your exact timeline depends on your contract dates, contingencies, loan type, and property complexity.

Step-by-step escrow timeline

1) Offer accepted and escrow opened

• What happens: The contract is signed by buyer and seller. Escrow is opened with a title/escrow company and an escrow file is created.
• Timing: Same day or within 24 hours of acceptance.
• Your role: Your agent sends the contract and contacts escrow to launch the file.

2) Earnest money deposit

• What happens: You deliver the earnest money deposit to escrow as agreed in the contract.
• Timing: Usually within 1 to 3 business days after acceptance.
• Pro tip: Always confirm wire instructions verbally with your escrow officer to reduce fraud risk.

3) Disclosures delivered and reviewed

• What happens: The seller provides required disclosures, including Transfer Disclosure Statement, Natural Hazard Disclosure, and any HOA documents if applicable.
• Timing: Often with or right after acceptance. Buyer review begins right away.
• Local note: Condo HOA packets can take several days to arrive. Build that into your review time.

4) Inspections and investigations

• What happens: The buyer completes home, pest, roof, sewer, pool, and specialty inspections as needed. Repairs or credits can be negotiated.
• Timing: Common window is 7 to 17 days from acceptance, depending on the contract.
• Local note: Many older Los Altos homes benefit from specialty inspections, like sewer scoping or electrical evaluations.

5) Loan application, appraisal, and underwriting

• What happens: The buyer finalizes the loan application, the lender orders the appraisal, and underwriting verifies income, assets, title, and appraisal.
• Timing: Application within 1 to 3 days; appraisal typically 5 to 14 business days from order; underwriting completion can take several days to a few weeks.
• Local note: Jumbo loans are common in Los Altos. Expect added documentation and careful appraisal reviews for higher-priced or unique homes.

6) Contingency removal

• What happens: The buyer signs contingency removal forms for inspections and loan/appraisal by the contract deadlines.
• Timing: Often 10 to 17 days for inspections and 17 to 21 days for loan/appraisal, per the agreement.
• Why it matters: Once contingencies are removed, the path to closing is firm.

7) Title review and clearance

• What happens: Title searches for liens, easements, and other exceptions. Escrow and title work to clear issues.
• Timing: Preliminary title often arrives within a few days. Clearing issues can take days to weeks, depending on complexity.
• Local note: Older properties can surface historic items that take time to resolve. Review early.

8) Clear-to-close and document prep

• What happens: After underwriting approval, the lender sends final loan documents to escrow. Escrow prepares your settlement statements and schedules signing.
• Timing: Typically 1 to 3 business days after clear-to-close to receive documents, with signing soon after.
• Signing options: In-office, mobile notary, or remote options if allowed by the lender and title company.

9) Final walkthrough, signing, and funding

• What happens: You complete a final walkthrough 24 to 48 hours before closing to confirm condition. Then you sign closing documents. Lender funds and the buyer sends remaining funds.
• Timing: Signing usually occurs 1 to 3 days before recording or the same day as funding.
• Security tip: Verify wire instructions by phone using a known number, not from an email link.

10) Recording and possession

• What happens: Escrow submits documents for county recording. After recording, escrow disburses funds and hands off keys per the contract.
• Timing: Santa Clara County supports e-recording. Many deals record within 1 to 3 business days of funding, subject to county queue and any tax processing.
• Possession: Often at recording, unless the contract specifies a different date.

Los Altos specifics that affect timing

• High-value appraisals: Limited comparable sales can extend appraisal timelines and trigger reviews. Plan extra time for jumbo underwriting.
• Competitive offers: Shortened timelines and waived contingencies can win, but increase risk. Know your comfort level and discuss trade-offs.
• HOA packets: If a condo or community association is involved, allow several days for full document delivery and review.
• Title items on older homes: Historic easements or old loan reconveyances may need attention. Address early.
• Local taxes and fees: Escrow collects applicable county transfer taxes and recording fees at closing. Confirm any city-level requirements early.
• Remote logistics: Many buyers relocate to Los Altos. Set inspections, notary appointments, and wire plans early to stay on schedule.

Two sample timelines

Financed purchase, moderate pace

• Day 0: Offer accepted, escrow opened.
• Days 1–3: Earnest money delivered; seller disclosures provided; buyer submits final loan docs; inspections scheduled.
• Days 3–14: Inspections completed; appraisal ordered about Day 7 and delivered by Day 10–14; preliminary title issued.
• Days 14–21: Contingencies removed as agreed; underwriting issues clear-to-close.
• Days 21–30: Signing, funding, e-recording, and key transfer per contract.

All-cash or waived-contingency purchase

• Day 0: Acceptance; escrow opened; deposit wired.
• Days 1–3: Title review; limited or waived inspections.
• Days 3–7: Signing and funding; e-recording within 1 to 3 business days after funding.

Pro tips to keep escrow on track

• Get fully pre-approved early, especially for jumbo financing.
• Order inspections right away and schedule specialists if the home is older or custom.
• Read disclosures promptly and ask questions the same day.
• Verify wire instructions by phone with your escrow officer.
• For condos, request the full HOA packet early and confirm delivery deadlines.
• Use a local title/escrow team experienced with Santa Clara County e-recording.

Buyer and seller checklists

For buyers

• Provide proof of funds and lender documents at once.
• Schedule home, pest, and specialty inspections immediately.
• Track contingency and loan deadlines on a shared calendar.
• Verify wiring by phone before sending any funds.
• Plan a final walkthrough 24 to 48 hours before closing.

For sellers

• Gather permits, prior reports, HOA contacts, and maintenance records.
• Complete and deliver all disclosures promptly.
• Provide access for inspectors and appraisers.
• Request mortgage payoff demands early.

Common delays and how to avoid them

• Appraisal under value: Discuss appraisal gap strategies in advance and align on options.
• Underwriting documentation gaps: Respond to lender requests the same day and keep asset records current.
• Title defects: Start clearing old liens or reconveyances as soon as they are found.
• HOA document delays: Order the full HOA packet early and confirm delivery dates.
• Wire timing: Plan domestic wires a day ahead when possible and follow your bank’s cutoffs.
• Recording backlogs: Build a day or two of cushion if closing near holidays or month-end.

The bottom line

Escrow in Los Altos moves quickly when you prepare early and stay responsive. Most financed deals close in about 21 to 30 days, while cash deals can finish in 1 to 2 weeks. Keep inspections, loan, and title work moving in parallel, and verify wires and documents to avoid last-minute surprises.

If you want a calm, well-orchestrated close, partner with a local team known for disciplined systems and white-glove service. Reach out to Christopher Fling to map your escrow timeline, coordinate inspections and financing referrals, and, if you are selling, to Request Your Home Valuation.

FAQs

Earnest money refunds during Los Altos escrow

• Refundability depends on your active contingencies and deadlines. If you cancel within a valid contingency period, your deposit is typically refundable under that contingency.

Who chooses the escrow or title company

• In many California sales the seller selects the escrow holder, though both parties can agree otherwise in writing.

Appraisal timing for Los Altos homes

• Appraisals typically take 5 to 14 business days from order, and may take longer for high-value or unique properties.

When you receive keys after closing

• Keys are usually provided at the possession time set in the contract, often at or after recording.

Extending escrow in Santa Clara County

• Extensions are possible by mutual written agreement and may involve addenda or fees. They are common if underwriting or title issues delay closing.