Buying or selling in Woodland Hills and wondering what actually happens in escrow? You are not alone. Even seasoned homeowners can find the steps, documents, and deadlines confusing when large sums are on the line. This guide breaks down California escrow in clear terms, with local context for Los Angeles County and the western San Fernando Valley, so you can move from acceptance to recording with confidence. You will learn who does what, how timelines work, what to expect with inspections and disclosures, and how to protect your funds from wire fraud. Let’s dive in.

What escrow is in California

Escrow is a neutral third party that holds funds and key documents while following written instructions from buyer and seller. The escrow holder only releases money and records the deed after all agreed conditions are met. In California, escrow companies operate under state rules and consumer protections. You can read how the state oversees licensed escrow agents on the California DFPI’s Escrow Law page.

Why it matters to you:

• Your deposit and closing funds are safeguarded until conditions are satisfied.
• The escrow team coordinates with title, your lender, HOA, and the County Recorder.
• Milestones are tracked so the transfer records cleanly and on time.

The escrow timeline in California

Every contract is unique, but most Woodland Hills transactions follow these phases. Confirm all dates in your signed purchase agreement.

1) Open escrow

Once your offer is accepted, your agent or the listing agent opens escrow and shares the signed purchase agreement, contact details, and deposit instructions. You then send your initial deposit according to the contract.

What escrow does first:

• Creates your file and issues an escrow number.
• Requests a preliminary title report from the title company.
• Orders HOA documents if there is an association.
• Coordinates delivery of required disclosures and any natural hazard reports.

2) Contingency period

This is your window to verify the property, financing, and title.

• Inspections. You schedule general and specialty inspections as needed. In hillside pockets of Woodland Hills, buyers often add geology or foundation reviews. Pest and termite inspections are common across Los Angeles County.
• Loan and appraisal. If you are financing, your lender will order an appraisal and underwrite the file. If the appraisal or underwriting raises issues, your loan contingency gives you options defined by the contract.
• Title review. You or your representative review the preliminary title report and ask for cures to items like liens or judgments. Escrow and title coordinate payoffs and releases.
• HOA and disclosures. For condos or planned communities, you will get CC&Rs, financials, and rules to review. All buyers receive required California disclosures and, for pre‑1978 homes, a lead‑based paint disclosure. Learn more about the federal lead disclosure rule from the EPA and HUD.

3) Pre‑closing steps

As conditions are cleared, your file moves to final figures and signatures.

• Lender items. Underwriting issues a clear to close and your lender prepares loan documents.
• Escrow items. Escrow obtains payoff demands, calculates prorations, prepares your settlement statement, and finalizes wiring instructions.
• Closing Disclosure. Federal rules require your lender to deliver the Closing Disclosure at least three business days before you sign and fund. Review this carefully to confirm terms and costs. See the CFPB’s explanation of the Closing Disclosure and three‑day rule.

4) Closing, funding, and recording

You sign final documents with a notary. Your lender wires funds and you send any remaining cash to close per escrow’s instructions. Escrow then submits the deed for recording with the Los Angeles County Registrar‑Recorder. Recording makes the transfer official on the public record. For reference, you can explore the County’s real estate recording information.

After the deed records, escrow disburses funds to payoffs, commissions, and the seller’s net proceeds. You receive final closing statements for your records.

Who does what in your Woodland Hills escrow

A smooth closing depends on each party handling their role.

• Escrow officer. Acts as a neutral fiduciary, holds funds, follows written instructions, coordinates recording, and prepares settlement statements.
• Title company. Provides the preliminary title report, clears title defects, and issues title insurance policies.
• Lender. Orders the appraisal, underwrites the file, prepares loan documents, and wires funds at closing.
• Real estate agents. Negotiate terms and timelines, manage inspections and repairs, and coordinate delivery of documents.
• Buyer and seller. Provide signatures, funds, and required information for disclosures and loan processing.
• HOA or management company. Supplies resale documents, CC&Rs, and any required estoppels or transfer forms.

Woodland Hills factors that shape escrow

Timing and pacing

In Southern California, many financed purchases close in about 30 to 45 days, with cash or pre‑underwritten offers closing faster. Lender capacity and County recording cutoffs can affect the exact day your transfer records. Your escrow officer can estimate realistic timing for Los Angeles County.

Disclosures and inspections

Woodland Hills includes hillside and canyons along with flatter Valley neighborhoods. Depending on the property, buyers may add geological, foundation, roof, or sewer inspections. Natural hazard reports flag items like fire zones, seismic faults, or flood risk so you can evaluate the property with eyes wide open. Pest and termite inspections are routine in this climate.

Costs and taxes

Recording fees, documentary transfer taxes, and title insurance allocations vary by locale and are negotiable in many cases. In Los Angeles County, exact amounts depend on the property and jurisdiction. Confirm who pays which items with your escrow officer before you sign your final settlement statement.

Security and wire fraud safeguards

Wire fraud attempts are unfortunately common in busy markets. Criminals try to spoof emails or alter instructions to divert funds. Protect yourself by using known phone numbers to verify any wiring details directly with your escrow officer and by avoiding links or attachments you did not expect. The CFPB outlines simple steps to avoid closing scams in its guide to mortgage wire fraud prevention. For broader context on real estate scams, see the FBI’s page on real estate fraud risks.

Buyer escrow checklist

Use this as a quick reference to keep your file on track.

• Send your initial deposit to escrow on time and confirm receipt.
• Schedule and attend inspections early in your contingency period.
• Work closely with your lender and respond quickly to document requests.
• Review the preliminary title report and raise questions promptly.
• Read your Closing Disclosure and settlement statement line by line.
• Verify wiring instructions via a known phone number before sending funds.
• Set up homeowners insurance and utilities to start at closing.
• Plan your final walkthrough to confirm the property’s condition.

Seller escrow checklist

A clean, prepared file helps you close on schedule.

• Complete and deliver all required disclosures to the buyer.
• Order payoff demands for each loan and resolve any title exceptions.
• Respond to inspection requests with either repairs or credits, as negotiated.
• Review your estimated net sheet and confirm disbursement instructions.
• Schedule signing and provide government‑issued ID for notarization.
• Coordinate keys, remotes, and HOA transfer details for a smooth handoff.

Smart practices that keep closings smooth

• Track your contract dates. Put inspection, loan, appraisal, and contingency removal deadlines on your calendar. Your agent and escrow officer will help, but you are the final backstop.
• Communicate early on anything unusual. If you anticipate travel, complex payoffs, or HOA items, flag them at the start so escrow can plan accordingly.
• Keep identification and entity documents handy. If you are signing through a trust or entity, escrow may need operating agreements, trust certificates, or corporate resolutions.

Closing day in Los Angeles County

Closing day is a sequence. You sign, funds arrive, the deed records with the County, and then keys are released per your agreement. Recording can occur the same day funds arrive if cutoffs are met. Your escrow officer will confirm when the transfer is on record and when you can celebrate, schedule movers, or hand off possession.

Ready to buy or sell in Woodland Hills?

A well run escrow should feel organized, private, and predictable. If you want a discreet, concierge process with local expertise in Woodland Hills, Calabasas, and the western Valley, we are here to guide you from offer to recording with confidence. Connect with Getzels Group to discuss your plans.

FAQs

Who chooses the escrow and title company in California?

• Either party can propose the escrow and title company, and the final choice is negotiated and reflected in the purchase agreement.

How long does escrow usually take in Woodland Hills?

• Many financed transactions close in about 30 to 45 days, while cash or pre‑underwritten files can close faster depending on lender speed and recording timelines.

What is the lender’s three‑day Closing Disclosure rule?

• Federal TRID rules require lenders to provide your Closing Disclosure at least three business days before consummation so you can review terms and costs; see the CFPB’s overview.

What happens on recording day in Los Angeles County?

• After funds arrive, escrow submits documents to the County for recording, which makes the transfer official, then disburses proceeds and authorizes key release; see County recording guidance.

Are there special disclosures for older homes or natural hazards?

• Yes. California requires natural hazard disclosures and, for homes built before 1978, a federal lead‑based paint disclosure; see the EPA and HUD details.

How can I avoid wire fraud during escrow?

• Always confirm wiring instructions by calling your escrow officer at a known number and follow the CFPB tips to avoid mortgage closing scams.