Buying a home in Glendale is exciting, but the word “escrow” can make the process feel like a black box. You want to protect your deposit, hit your deadlines, and get your keys without surprises. This guide walks you through how escrow works here in Glendale, what to expect at each step, and how to keep your purchase on track. You will also find local tips, a clear checklist, and trusted resources to verify details. Let’s dive in.

What escrow means in Glendale

Escrow is a neutral third party that holds your funds and key documents, then follows the written instructions in your purchase contract. Money changes hands and title transfers only when the agreed conditions are met. This protects you and the seller.

In Southern California, escrow services are often provided by title and escrow companies that work together. The escrow officer coordinates documents and funds. The title officer researches the property, clears issues, and arranges title insurance.

Who does what in your transaction

• Escrow officer: Opens the file, holds deposits, coordinates signatures, prepares the settlement figures, and releases funds once conditions are met.
• Title company: Issues the Preliminary Title Report, clears title items, and provides the owner’s and lender’s title insurance policies.
• Lender and appraiser: Your lender processes your loan, orders the appraisal, and delivers required loan disclosures.
• Buyer and buyer’s agent: You manage inspections, review disclosures, track deadlines, and approve or negotiate repairs. Your agent guides strategy and communication.
• Seller and listing agent: Provide disclosures, access for inspections, and any payoffs or permits needed to close.
• Inspectors: General home, termite/pest, sewer, roof, HVAC, pool, or specialty pros as needed.
• HOA (if applicable): Provides CC&Rs, financials, meeting minutes, and rules for your review.
• Local offices: The City of Glendale’s Building & Safety team is where you can verify permits. The Los Angeles County Recorder handles recording after closing, and the Assessor maintains parcel and tax records.

Your Glendale escrow timeline

Exact dates depend on your contract and loan type, but here is a representative flow for a financed purchase in Glendale.

Offer accepted and escrow opens

• Day 0: Your offer is accepted and you have a fully signed contract. The standard California purchase contract is commonly the CAR Residential Purchase Agreement. You can learn more about CAR standard forms on the California Association of Realtors site.
• Days 1–3: You wire your earnest money deposit into escrow per the contract. Escrow opens the file and assigns an escrow number.

Title report and HOA documents

• Days 1–7: The title company issues the Preliminary Title Report that lists ownership, liens, easements, and exceptions. If there is an HOA, the association package is ordered and delivered for your review when available.

Loan disclosures and appraisal

• Days 1–7: If you are financing, your lender must provide a Loan Estimate within three business days of your loan application. See the Consumer Financial Protection Bureau’s guide to the Loan Estimate for what to look for.
• Days 3–10: The lender orders the appraisal. If the appraised value comes in lower than the purchase price, you may renegotiate or explore options per your contract.

Inspections and contingencies

• Days 3–17: You schedule your general home inspection and a termite or wood-destroying organism inspection. Based on findings, you may order sewer, roof, HVAC, pool, or structural inspections.
• By your inspection contingency deadline: You remove the contingency, negotiate repairs or credits, or cancel per the contract terms.

Mid-escrow underwriting and title clearing

• Midway through: Your lender reviews your file and requests any remaining documents. Title works to clear any items shown on the prelim, such as releases of old liens or HOA statements.

Final loan disclosure and signing

• Three business days before signing: You must receive the Closing Disclosure at least three business days before consummation. Review your rate, fees, and cash to close line by line. The CFPB explains the Closing Disclosure and its timing.
• Closing day: You sign your loan and final documents. You also wire your down payment and closing funds per escrow’s instructions. Always verify wire instructions by calling the escrow office at a known phone number.

Funding, recording, and keys

• After signing: The lender funds the loan and escrow releases for recording.
• Recording: Escrow submits your deed and loan documents to the Los Angeles County Recorder. Recording typically posts within one to three business days, then escrow disburses funds and keys are released per the instructions.
• Post-close: You receive final statements, copies of recorded documents, and your owner’s title policy when issued.

Disclosures, inspections, and key documents

In a California purchase, you will review several standard disclosures and reports. Timing is set by your contract and state rules.

• Transfer Disclosure Statement: The seller’s statements about the property’s condition and known issues.
• Natural Hazard Disclosure: Identifies if the home is in a mapped hazard area, such as a fire severity zone or flood zone.
• Lead-based paint disclosure: Required for homes built before 1978.
• HOA documents: CC&Rs, bylaws, budget, reserves, meeting minutes, and rules. Review carefully for pending assessments and restrictions.
• Preliminary Title Report: Shows ownership, liens, and easements. Ask questions about any exceptions you do not understand.
• Escrow instructions and settlement statement: Spell out how funds and prorations will be handled.
• Grant Deed and Deed of Trust: Transfer ownership and secure the loan.
• Closing Disclosure: Itemizes your final loan terms and closing costs. Compare it to your Loan Estimate.

For a plain-English overview of widely used California forms, visit the California Association of Realtors page on standard forms.

Typical fees and who usually pays here

Every deal is negotiable. Your contract is the final word on who pays what. That said, these local customs are common in Los Angeles County and often seen in Glendale.

• Earnest money deposit: Commonly 1 to 3 percent of the purchase price. It applies to your funds at closing.
• Escrow fee: Charged by the escrow company. Often split or allocated per contract.
• Title insurance: It is common for the seller to pay for the owner’s title policy in much of Southern California. The buyer usually pays for the lender’s policy if getting a loan. Confirm your contract.
• Recording and transfer taxes: Buyers typically pay recording fees for their loan documents. Transfer taxes vary by city and county, and who pays can be negotiable. Verify the recording process with the Los Angeles County Recorder and check any city-specific items with the City of Glendale.
• Prorations: Property taxes, HOA dues, and some utilities are prorated as of the closing date. The escrow settlement statement shows the math.
• Inspections and appraisal: Buyers usually pay for inspections and the lender-ordered appraisal. Your Loan Estimate and Closing Disclosure list lender fees and closing costs.

Fee amounts vary by company and price point. Ask your escrow and title teams for written quotes early.

Glendale-specific checks and common pitfalls

• Permit history: Glendale is diligent about building safety. If the home has additions or remodels, verify permits with the City of Glendale’s Building & Safety portal. Unpermitted work can affect insurance, resale, and safety.
• HOA health: Review reserves, budgets, minutes, and any notices of special assessments. Low reserves can lead to surprise costs.
• Deadline discipline: Inspection, appraisal, and loan contingencies have hard dates. Missing them can limit your options or put your deposit at risk.
• Title exceptions: Easements, liens, or HOA violations must be resolved or accepted. Ask the title officer to explain any exceptions you do not recognize.
• Wire safety: Email is a common target for fraud. Call your escrow company using a known number to confirm instructions before sending any funds.

Buyer checklist for a smooth escrow

• Get a full preapproval and confirm your lender can meet your contract timelines.
• Confirm the escrow and title company named in your contract, or negotiate selection before signing.
• Wire your earnest money on time and ask escrow to confirm receipt in writing.
• Schedule a general home inspection and a termite inspection right away.
• Review the Preliminary Title Report and ask about any exceptions or liens.
• Read the seller disclosures, NHD, and HOA package. Request clarifications or repairs in writing if needed.
• Track the appraisal date and plan for next steps if value comes in low.
• Review your Loan Estimate and compare it to your Closing Disclosure later.
• Call escrow to confirm wire instructions before sending final funds.
• After recording, ask for copies of recorded documents and your owner’s title policy when available.

Local resources to verify details

• Use the City of Glendale Building & Safety site to check permits or questions about past work.
• Verify recording processes and timelines with the Los Angeles County Recorder.
• Look up parcel and tax information with the Los Angeles County Assessor.
• Review what appears on the Loan Estimate with the CFPB’s explainer, then confirm Closing Disclosure timing with their Closing Disclosure guide.
• Learn about commonly used California forms on the California Association of Realtors site.

How your agent keeps escrow on track

A smooth escrow comes down to clear deadlines, fast information flow, and local know-how. A seasoned Glendale agent will front-load the process with a strong offer package, credible timelines, and immediate scheduling of inspections. You should expect help interpreting the title report, reviewing HOA documents, and preparing smart repair requests.

With a design-forward, concierge approach, you also benefit from guidance on which repairs matter for value, how to prioritize health and safety issues, and when a credit is better than a rush repair. That balance of practical detail and market judgment can save time, stress, and money.

Ready to talk through your timeline and goals in Glendale or the nearby foothills? Connect with Addora Beall for a warm, one-to-one consultation tailored to your purchase.

FAQs

How long does escrow take for a Glendale home purchase?

• Financed purchases commonly take 30 to 45 days, while cash purchases can close in 3 to 14 days depending on contingencies and logistics.

Who chooses the escrow and title company in Glendale?

• Selection is negotiable; in Southern California the seller often proposes escrow, but either party can request a preferred company and the final choice is set in the contract.

What contingencies should a Glendale buyer consider?

• Typical protections include inspection, appraisal, financing, and review of HOA documents for condo or townhouse purchases; timing is negotiated to match lender and inspection needs.

When will I get the Closing Disclosure and how should I use it?

• Your lender must provide it at least three business days before closing; use it to confirm final loan terms and compare costs to your original Loan Estimate.

Who usually pays for title insurance policies in Los Angeles County?

• Local custom often has the seller pay for the owner’s policy and the buyer pay for the lender’s policy, but your contract controls and practices can vary by transaction.

How do I verify permits for past remodels on a Glendale home?

• Search or inquire through the City of Glendale Building & Safety to confirm permit records and final inspections for additions or major renovations.

When do I receive keys to my Glendale home?

• Keys are typically released after the county records your deed and escrow confirms all instructions are satisfied; your agent and escrow will coordinate timing.