Escrow in California typically runs 30-45 days for financed Conejo Valley purchases, 21-30 days for cash. During that window, dozens of milestones must hit on schedule: inspections, appraisal, loan underwriting, title work, disclosures, contingency removals. Most escrows close on time when buyers, sellers, and agents stay on top of the work. The ones that fall apart usually involve missed deadlines, communication breakdowns, or lender problems. Here's the day-by-day Conejo Valley escrow expectation guide.
Days 0-7: opening escrow
Day 0: offer accepted. Escrow opens at title/escrow company chosen in contract. Your agent sends contract to escrow officer; both parties get welcome packets with timeline.
Day 3: earnest money deposit due to escrow. Wire or cashier's check from buyer to escrow. Held in escrow's trust account until close or cancellation.
Days 5-7: schedule inspections, send pre-approval to lender for full loan processing, review seller disclosures, verify HOA documents if applicable. Activity ramps up fast.
Days 7-17: inspection and disclosure phase
Days 7-14: complete physical inspections (general, pest, roof, specialty). Review inspection reports with agent. Request repairs, credits, or price adjustments as appropriate.
Days 10-17: seller disclosure review. California Transfer Disclosure Statement, Natural Hazard Disclosure, lead-based paint (pre-1978 homes), HOA documents, prior permits. Buyer reviews and accepts or raises concerns.
Day 14-17: inspection contingency typically removes here. If repairs/credits agreed, addendum signed. If buyer wants to cancel, this is the window.
Days 10-25: appraisal and lender work
Days 10-15: lender orders appraisal. Appraiser visits property, comparable sales research, report submitted to lender. Typical turnaround 7-14 days from order.
Days 15-25: lender underwriting reviews appraisal, finalizes loan conditions, verifies income/assets/credit one more time. Loan goes from 'conditionally approved' to 'clear to close'.
Days 21-25: appraisal contingency typically removes. If appraisal came low, this is when negotiation resolution happens (seller reduces, buyer brings cash, or cancel under contingency).
Days 21-30: loan and title finalization
Days 21-28: title company runs title search, confirms clear title to be conveyed. Any liens, easements, or title issues surface. Most resolve in escrow.
Days 25-30: loan contingency typically removes here. Lender clears to close. Buyer removes all remaining contingencies formally.
Day 28-30: closing disclosure delivered to buyer 3 business days before close (TRID rule). Final costs, loan terms, escrow items spelled out. Review carefully for errors.
Days 40-45: closing
Day 43-44: final walk-through. Buyer verifies property condition matches contract, all agreed repairs completed, personal property included is still there. Last opportunity to flag issues.
Day 44: buyer signs loan documents at title company or via mobile notary. Sellers sign their documents (may be 1-2 days earlier depending on title company process).
Day 45: funds wire to escrow, deed records at the county recorder, keys transfer from seller to buyer. Transaction complete. Title insurance policy issued shortly after.
Common escrow problems and fixes
Loan denial: most common escrow killer. Underwriter finds income or credit issue that didn't appear in pre-approval. Switch lenders, restructure loan, or cancel under loan contingency.
Title issues: lien from prior owner, easement issues, missing documents. Title company usually resolves; may take 5-10 extra days. Rarely deal-killing.
Inspection findings: major issues previously undisclosed. Renegotiate or cancel. Common but usually resolvable.
Buyer financial changes during escrow. Lender re-verifies income/credit/employment before funding. Don't change jobs, open credit cards, or move money during escrow.
Frequently Asked Questions
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