Have you heard that “escrow will handle it” and wondered what that really means? If you are buying in Menlo Park, the process can feel fast and detailed, especially if you are relocating. You want a clear plan from offer to keys. In this guide, you will learn each step of escrow in California, how timelines work in San Mateo County, what to expect with contingencies and costs, and how closing and recording happen. Let’s dive in.
Who runs your escrow
Escrow is a neutral third party that follows the instructions in your purchase contract. The escrow officer opens the file after your offer is accepted and holds funds and documents until closing. They coordinate payoffs, prorations, deed prep, and final disbursements, and keep everyone updated.
A title company works alongside escrow. The title officer issues the preliminary title report, helps clear items like liens, and provides title insurance policies at closing for you and your lender.
If you finance the purchase, your lender orders the appraisal, sets loan conditions, and funds the loan at closing. The lender also provides a Closing Disclosure to you at least three business days before you sign your final loan documents.
You, the seller, and both agents provide signatures, documents, and approvals on time. You schedule inspections and your final walkthrough and deliver funds when instructed.
Finally, the San Mateo County Recorder records the deed and your mortgage. Recording is the public confirmation of the transfer and triggers the release of the seller’s proceeds.
Timeline at a glance
Local practice in Menlo Park commonly uses 30 to 45 days for financed purchases. Specific dates are set by your contract, but the flow typically looks like this:
Day 0: Contract accepted
- Escrow opens. You wire your earnest money within the window in your contract (often 1 to 3 business days).
- Title orders and delivers the preliminary title report.
Days 1–7: Early disclosures and setup
- You receive seller disclosures and any HOA documents, if applicable.
- You schedule inspections (general home inspection, pest, and any specialists).
- Your lender starts processing, and you provide income and asset documents.
Days 7–21: Contingency period
- Complete inspections and request repairs or credits within your inspection window.
- Appraisal is ordered soon after opening; results often arrive 7 to 14 days after the order.
- You and your lender review the title report and address any exceptions that need clearing.
Around Days 21–30: Approvals and prep
- Loan underwriting moves toward final approval.
- You receive your Closing Disclosure at least 3 business days before closing.
24–48 hours before close: Final checks
- You complete a final walkthrough.
- You confirm closing funds and wire instructions directly with escrow.
Closing day: Record and receive keys
- You sign documents (some may be signed earlier).
- The lender funds the loan.
- Escrow records the deed with San Mateo County and disburses funds.
Contingencies and deadlines
Your contract sets the exact dates for contingencies. These protections give you time to review the property and secure financing.
Inspection contingency. You complete general and specialized inspections and can request repairs, credits, or cancel within your deadline. Common windows are about 7 to 17 days, but this is negotiable.
Loan contingency. You can cancel if you cannot obtain financing within the agreed time. Many buyers remove this after receiving underwriting approval and a clear path to close.
Appraisal contingency. If the home appraises below the purchase price, this contingency allows you to renegotiate, bring additional funds, or cancel within the deadline. Appraisal timing often runs 7 to 14 days from the order.
Title contingency. If the preliminary title report reveals issues the seller cannot or will not cure, you may have the right to cancel within your title review period.
HOA document review (for condos and planned developments). You review budgets, reserves, and governing documents. The contract sets the review window, which can be time sensitive.
How these map to your calendar:
- Removing the inspection contingency means you typically proceed even if later items surface, unless another clause applies. Complete inspections early and document any agreements.
- Remove the loan contingency only after you are confident in underwriting and lender conditions. Removing it early can increase your risk.
- If the appraisal is short, you may renegotiate or add funds. Act within the set deadline to keep your options open.
How your money moves
Escrow manages every dollar and ensures money moves only when all conditions are met.
- Earnest money. You deposit your earnest money into escrow after acceptance. It is applied to your closing costs or down payment at close.
- Loan proceeds. Your lender wires funds to escrow at closing after you sign loan documents and all conditions are cleared.
- Prorations. Escrow calculates fair prorations for property taxes, HOA dues, and other items so each party pays their share up to closing.
- Recording and disbursement. After the deed records, escrow pays off any seller liens, distributes closing costs, issues title policies, and wires the seller’s net proceeds.
Who commonly pays what in Northern California (always negotiable and set by the contract):
- Seller often pays broker commissions and, in many local transactions, the owner’s title insurance policy. Sellers may also pay certain transfer taxes, depending on city rules.
- Buyer often pays the lender’s title insurance policy, loan-related fees, and recording fees for the mortgage. Escrow and title fees may be split or negotiated.
Payment cautions:
- Always verify wire instructions by calling your escrow or title company at a trusted phone number. Do not rely on email instructions alone.
- Use a bank wire or certified funds as instructed. Personal checks may not be accepted for final funds.
- Expect your Closing Disclosure at least 3 business days before closing. Review the cash-to-close and ask questions early.
Closing week and recording
During your final week, plan for a focused but manageable checklist.
- Closing Disclosure. Your lender must deliver the Closing Disclosure at least 3 business days before you sign final loan documents. Review fees, rate, cash-to-close, and timing.
- Insurance and funds. Bind your homeowner’s insurance and confirm any HOA insurance requirements if you are buying a condo or in a planned development. Arrange your wire in time for closing.
- Signing. You may sign at the title or escrow office. Some documents may be eligible for eSign. Remote online notarization depends on company policy and your lender.
- Final walkthrough. Walk the home 24 to 48 hours before closing to confirm condition and any agreed repairs.
On closing day, escrow sends the deed to the San Mateo County Recorder. San Mateo County allows e-recording, which can speed confirmation. Once recorded, escrow disburses funds and provides your final settlement statement.
Menlo Park specifics to know
- Typical escrow length. In Menlo Park, 30-day escrows are common for strong conventional or cash offers. Financed purchases may run 30 to 45 days based on lender timelines.
- HOA timing. Condos and planned developments add HOA document review. Build this time into your calendar, since late HOA packages can push deadlines.
- E-recording. Title companies commonly e-record in San Mateo County, which can shorten the wait for confirmation on closing day.
- Local taxes and fees. Municipal transfer taxes or local assessments may apply by city. Your settlement statement will include any San Mateo County recording fees and applicable local charges.
Buyer checklist
Use this quick reference to stay on track.
At contract acceptance
- Deposit earnest money per your contract.
- Provide your contact information and ID to escrow.
Within the first week
- Review seller disclosures and the preliminary title report.
- Schedule your general home inspection and pest inspection.
- Send required documents to your lender (pay stubs, bank statements, ID).
During contingencies
- Review inspection results and request repairs on time.
- Track appraisal status and lender underwriting progress.
Final week
- Confirm homeowner’s insurance and any HOA insurance.
- Verify wiring instructions by phone with escrow.
- Complete your final walkthrough 24 to 48 hours before closing.
Closing day
- Bring a government ID and confirm your wire arrival.
- Sign closing documents. After recording, expect keys per the instructions.
Buying in Menlo Park moves quickly, but you can feel confident with a clear plan. When you follow your contract dates, stay in sync with your lender and escrow, and review your disclosures early, you set yourself up for a smooth close.
Ready to align your timeline, offer strategy, and closing plan? Connect with Maria Afzal for a tailored approach that fits your goals in Menlo Park and across Silicon Valley.
FAQs
How does escrow work in Menlo Park for first-time buyers?
- Escrow opens after your offer is accepted, holds funds and documents, coordinates title, and closes once contingencies are removed, loan funds, and the deed records with San Mateo County.
What is a typical escrow timeline in San Mateo County?
- Financed purchases often run 30 to 45 days, with 7 to 21 days for key contingencies; exact dates are set by your purchase contract.
What contingencies should I expect when buying in California?
- You commonly see inspection, loan, appraisal, title, and HOA document review contingencies, each with a deadline to act or remove.
When do I receive the Closing Disclosure from my lender?
- Your lender must provide the Closing Disclosure at least three business days before closing so you can review terms and cash-to-close.
Who pays title insurance and escrow fees in Menlo Park?
- It varies by contract. Sellers commonly pay the owner’s policy, and buyers often pay the lender’s policy and some escrow/title fees, but all items are negotiable.
How do recording and keys work on closing day?
- After documents are signed and funds are in, escrow e-records the deed with San Mateo County; once recording confirms, escrow disburses funds and you receive keys per the contract instructions.
