Home buyers & sellers
Neutral handling of deposits and documents, plain-language status, and a closing that feels personal — never like a file number.
Welcome home · Independent California escrow
Welcome home.
We'll handle the closing.
Independent escrow specialists for buyers, sellers, agents, and lenders — Covina base, Southern California closings.
Our team is dedicated to guiding you through the process and ensuring you feel like our top priority every step of the way. Get started with Next Move Escrow Inc. and experience a smoother, more reliable closing.
License # 96DBO-168327·Covina, CA
Lillian
Escrow Officer
Karina
Escrow Officer
Full-service
Sale & refinance coverage
Residential through commercial, 1031, probate, and equity products
2
Dedicated officers
Lillian & Karina — direct lines, real accountability
1
License, full stack
CA License # 96DBO-168327
SoCal
Market focus
Covina office serving Southern California closings
Who we serve
Built for every side of the transaction
Leading escrow sites win by speaking clearly to agents, buyers, sellers, and lenders. We do the same — with boutique officer access.
Real estate agents
An escrow partner who protects your client experience, returns calls, and keeps purchase and listing timelines on calendar.
Lenders & processors
Purchase and refinance coordination that respects rate locks, conditions, wire timing, and funding checklists.
Why independent escrow
A neutral desk you can verify
As a licensed independent escrow company, we are a neutral third party — not a title insurer, bank, or brokerage. Funds and documents move only when every condition is met, with impartial care for every party to the file.
True neutrality
We do not represent the buyer, seller, agent, or lender. Our job is to follow the contract and written instructions — fairly for every party.
Licensed California escrow
Next Move Escrow Inc. operates under California License # 96DBO-168327. License status is part of how serious independents earn trust online.
Boutique accountability
You work with Lillian or Karina — named officers with direct lines — not a rotating queue. Files get ownership, not handoffs.
Full transaction range
From straightforward residential purchases to refinances, 1031 exchanges, probate, commercial, and FSBO — one licensed desk, clear communication.
License # 96DBO-168327 · 552 E. Badillo Street, Covina, CA 91723 · Monday–Friday, 9:00 AM – 5:00 PM
Services
Sale and refinance coverage that matches real files
Full-service independent escrow — residential through commercial, 1031, probate, REO, and equity products — listed the same way on our client materials.
Residential & Investment
Purchase and sale escrow for homes, condos, and investment properties — with proactive updates for agents and clients from open to close.
Commercial & Land
Structured closings for commercial assets, land, and multi-party files that need careful timelines and clean documentation.
REO, Short Sales & Probate
Coordination when bank, court, or distressed timelines add complexity — so parties stay aligned on conditions and dates.
Refinance & Equity
Conventional, FHA, VA IRRRL, HELOC, and reverse mortgage support with lender conditions and funding calendars in view.
1031 Exchange
Exchange-aware escrow so intermediary deadlines, identification windows, and contract terms stay in sync.
FSBO & Seller Carry-Back
Support for for-sale-by-owner and carry-back structures with instructions and paperwork that hold up at signing.
Sale transactions
- Residential
- Investment Properties
- REO
- Short Sales
- 1031 Exchange
- Commercial
- Probate
- For Sale by Owner
- Seller Carry-Back
- Land
- Manufactured Home
Refinance transactions
- Conventional
- FHA & FHA Streamline
- VA IRRRL
- Home Equity Line of Credit
- Reverse Mortgage
Client materials
What we put in every client’s hands
The same license, contact lines, and transaction coverage we share with agents and families — now on the web.
Licensed independent escrow · Covina
Sale and refinance coverage, direct officer lines, and License # 96DBO-168327 — exactly as on our printed materials.
- Lillian · (626) 598-6264
- Karina · (626) 521-0073
- 552 E. Badillo Street, Covina, CA 91723
How it works
A clear path from open to close
Top escrow brands make the process legible. Four stages — so every party knows what comes next.
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Open escrow
Send the purchase agreement or refinance package. We open the file, acknowledge every party, and set the working timeline.
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Order & track conditions
Title, demands, contingencies, HOA items, and lender conditions are tracked so nothing waits until the last day.
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Prepare & sign
Documents prepared carefully. Signing scheduled around your calendar — with clear answers before you put pen to paper.
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Close, fund & record
Funds balanced and recording confirmed. Keys and proceeds release only when every contractual condition is met.
Partnership promises
How we show up on every file
Scale competitors advertise volume. We advertise access, neutrality, and range you can verify.
Direct officer access
You reach Lillian or Karina — not a call center. Named specialists who own the file from open through funding.
Breadth without bureaucracy
Eleven sale transaction types and five refinance products under one licensed independent escrow desk.
Independent & licensed
Impartial California escrow under License # 96DBO-168327 — neutrality agents and consumers can verify.
Communication you can use
Status that answers the real question: where is my file, what is blocking, and what happens next?
Google reviews
Share your closing experience
Your review helps future buyers, sellers, and agents choose Next Move Escrow with confidence.
Next Move Escrow, Inc. on Google
Tap below to open our Google Reviews page and leave a rating. It only takes a minute — and it helps every future client who is choosing an escrow partner.
Opens Google · Next Move Escrow, Inc. Reviews · official listing
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Take 60 seconds to rate your experience. It means more than you know.
Agents & partners
If we made your clients’ closing smoother, a review helps your network too.
Every review counts
Google reviews are how new clients find and trust independent escrow teams.
“Our team is dedicated to guiding you through the process and ensuring you feel like our top priority every step of the way. Get started with Next Move Escrow Inc. and experience a smoother, more reliable closing.”
FAQ
Common questions
Straight answers about how independent escrow works with Next Move.
We are a neutral third party that holds funds and documents, coordinates conditions for buyers, sellers, agents, and lenders, and ensures the transaction closes only when every contractual and regulatory requirement is met.
Ready when you are
Welcome home. Let's open escrow.
Call Lillian or Karina — or send a message. Already closed with us? Leave a Google review so other clients can find us.