Buying a home in Claremont and wondering how long escrow really takes? You are not alone. The escrow period can feel like a maze of dates, documents, and decisions, especially if you are buying with a loan. This guide walks you through each step, the typical timing, and what you can do to keep everything on track in Claremont and Los Angeles County. Let’s dive in.
What escrow means in California
Escrow is a neutral process where an independent third party holds funds and documents while you and the seller complete the terms of your purchase agreement. In California, escrow and title companies typically serve as the escrow agent. Your key partners are your agent, lender, escrow officer, title company, and any inspectors or appraisers involved.
Your purchase contract sets the actual deadlines. Local practice in Los Angeles County influences what is considered typical, but every date is negotiable. Think of the contract as your master calendar for contingency periods, document delivery, and the closing date.
Your escrow timeline at a glance
Below are common timing ranges used in California and Los Angeles County, including Claremont. Your exact dates will be in your signed contract.
Days 0–3: Open escrow and deposit
- Your offer is accepted and escrow opens, often within 24 to 72 hours.
- You send your initial earnest money deposit based on the contract, usually within 1 to 3 business days.
Days 1–3: Opening package and lender start
- Escrow sends instructions and requests identification and other documents.
- If you have a loan, your lender begins underwriting and orders the appraisal.
Days 3–17: Inspections and due diligence
- You schedule your general home inspection and any needed specialists, such as roof, HVAC, sewer scope, or pool.
- You review seller disclosures, including required California forms and natural hazard information.
- Inspection windows are often 7 to 17 days, and are negotiated in the contract.
Days 7–21: Loan contingency
- Your lender processes your file, verifies documents, and works toward conditional approval.
- Many financed buyers remove the loan contingency within 21 to 30 days, depending on the contract and your pre‑approval strength.
Days 7–21: Appraisal
- The appraiser visits the property and issues a report, commonly 7 to 14 days after the order.
- If the value comes in below the purchase price, you and the seller must resolve it before the lender funds.
Days 7–21 (or up to 30): Title search and clearance
- The title company provides a preliminary title report that shows liens, easements, and other items.
- Any title issues must be cleared before closing, which can add time if they are complex.
Days 10–30: HOA review if applicable
- For condos or homes in an association, you receive governing documents and financials.
- The speed of HOA document delivery can affect your timeline. Build in time to review.
Final week (commonly days 24–45): Approvals, signing, and recording
- Your lender issues final loan documents and closing figures.
- You sign, send your funds to close, and escrow coordinates the lender’s funding.
- The deed records at Los Angeles County. Keys are delivered based on the possession terms in your contract.
Typical total escrow lengths
- All‑cash: about 7 to 14 days if both parties are ready.
- Conventional financing: about 30 to 45 days.
- Complex files, HOA delays, or VA/FHA loans: often 45 to 60 days or more.
Common contingencies to expect
Each contingency is a right in your contract. You either remove it by the deadline or exercise it based on your findings.
Inspection contingency
- Purpose: Identify property issues and request repairs or credits, or cancel if allowed.
- Typical window: Often 7 to 17 days from opening escrow, negotiable.
Loan or financing contingency
- Purpose: Protects you if your loan cannot be obtained.
- Typical window: Commonly 21 to 30 days, sometimes shorter for strong pre‑approvals.
Appraisal contingency
- Purpose: Ensures the value meets lender requirements.
- Timing: Often tied to the loan process and must be resolved before funding.
Title contingency
- Purpose: Lets you review the preliminary title report and require certain exceptions to be cleared.
- Timing: Title work starts early, but fixing issues can vary based on complexity.
HOA and CC&R review
- Purpose: Review association rules, budgets, and reserves.
- Timing: Depends on how fast the HOA provides documents. Delays are common.
Pest or termite inspection
- Purpose: Identify wood‑destroying organisms and related repairs if required by your lender or contract.
- Timing: Usually completed during your inspection window.
Seller disclosures
- Purpose: Provide known property and hazard information so you can make informed decisions.
- Timing: You will review these early and may request clarifications or credits based on what you learn.
Claremont and LA County factors
Claremont sits within Los Angeles County, so your closing records with the Los Angeles County Registrar‑Recorder/County Clerk. The county supports e‑recording for many documents, but recording can range from the same day to several business days depending on volume and document type. Plan for a 1 to 5 business‑day window for recording under normal conditions.
Transfer taxes and local fees vary by city and county. In our area, documentary transfer taxes or local surcharges may apply. Who pays these is a contract term. Your escrow or title officer will confirm the specific fees for your Claremont purchase.
If your property is in an HOA, the association’s responsiveness can affect timing. Some management companies require payment before releasing documents. Start the request early and budget for potential HOA transfer or document fees.
Utility transfers in Claremont for electric, gas, and water are usually quick, but you should start them a few business days before closing so service is active when you get the keys.
Market conditions also shape your timeline. In competitive periods, sellers may ask for shorter contingency windows or even waived contingencies, which increases risk. Lean on your agent’s local guidance when setting dates in your offer.
How to keep escrow on schedule
Use this checklist to reduce delays:
- Get fully pre‑approved before you write offers, and send lender documents right away.
- Calendar every contingency and closing date on day one.
- Order inspections immediately, and schedule any specialists during the same window.
- Reply to lender requests quickly and sign authorizations electronically when possible.
- Send your earnest money per contract instructions without delay.
- Call your escrow officer to confirm wire instructions before sending funds. Be alert to wire fraud attempts.
- Order homeowner’s insurance early and have your binder ready before funding.
- If there is an HOA, request the document package and pay any required fees right away.
- Read the preliminary title report and ask questions early.
- Keep communication open between your agent, lender, and escrow officer so everyone stays aligned.
Costs you will see during escrow
Your Closing Disclosure or settlement statement will list exact figures. Common buyer‑side costs include:
- Lender fees such as origination or underwriting
- Appraisal fee
- Title insurance premiums for the lender’s policy, and possibly the owner’s policy depending on negotiation
- Escrow fees
- Recording fees
- Prorated property taxes
- HOA transfer or document fees if applicable
- Any agreed repairs or credits
Who pays which fee is often negotiated and can vary by local custom. Review your contract and ask the escrow or title officer to explain how costs are allocated for your transaction in Claremont.
What happens in closing week
As you approach the finish line, your lender issues final approval and prepares closing documents. You will sign your loan and escrow paperwork, then send your cash to close according to escrow instructions. Always verify wire instructions by calling your escrow officer at a known phone number to avoid fraud.
Schedule your final walkthrough shortly before closing. This confirms agreed repairs are done and the property is in the expected condition. Once the lender funds and escrow confirms recording with Los Angeles County, you will receive keys per your possession terms.
Sample 30–35 day timeline
Use your contract dates, but here is a helpful outline:
- Day 0: Offer accepted, escrow opened, earnest money deposited.
- Days 1–3: Seller disclosures uploaded, lender orders appraisal.
- Days 3–10: General and specialist inspections, repair requests if any.
- Days 10–21: Loan underwriting in progress, appraisal results and any negotiation, title review, HOA packet review.
- Days 21–35: Contingencies removed, final loan approval, closing documents prepared.
- Days 24–40: You sign, wire funds, escrow funds the file, LA County records the deed, and you receive keys per the agreement.
Final thoughts for Claremont buyers
Escrow is a series of clear steps with firm dates. When you know the sequence, you can plan confidently and avoid common pitfalls like slow document delivery, HOA delays, or last‑minute funding issues. With a steady process and proactive communication, your Claremont closing can stay on schedule.
If you want hands‑on guidance from a local expert who understands both the process and the property, reach out to Shannon Brady. From inspections to closing, you will have practical, local support every step of the way.
FAQs
How long does escrow take in Claremont?
- Typical financed purchases close in about 30 to 45 days, cash closings can be 7 to 14 days, and complex files may run 45 to 60 days or more.
Can the escrow timeline be extended?
- Yes, buyers and sellers can agree in writing to extend contingency dates or the close date, and extensions may come with costs.
Who chooses the escrow and title company?
- Either party can propose a company and the choice is negotiable; once selected, that company manages closing.
What happens if the appraisal is below the price?
- You and the seller can renegotiate, you can bring additional cash, or you may cancel if your contract allows.
What closing costs should I expect as a buyer?
- Expect lender fees, appraisal, title and escrow fees, recording charges, prorated taxes, possible HOA fees, and any negotiated repairs or credits.
How long does Los Angeles County recording take?
- LA County supports e‑recording, but recording can range from the same day to several business days; plan for 1 to 5 business days under normal conditions.
What can delay escrow the most?
- Common delays include slow loan underwriting, appraisal issues, HOA document delivery, title problems, repair negotiations, and last‑minute funding or wire errors.
