Residential & Investment
Purchase and sale escrow for homes, condos, and investment properties — with proactive updates for agents and clients from open to close.
Services
Escrow services built around the close
Whether you are buying, selling, refinancing, or representing a client, we keep the file organized and the path to recording clear — with a named officer who owns communication through funding.
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.
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
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.
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.