Buying or selling in Everett or Snohomish County and wondering what actually happens after your offer is accepted? You are not alone. Washington uses an escrow-based closing process that can feel invisible until the last few days. In this guide, you will learn exactly how escrow works, who does what, which documents and funds are due when, and how to avoid common delays so you can close with confidence. Let’s dive in.
What escrow means in Washington
In Washington, neutral third-party escrow and title companies coordinate the closing process. Escrow officers hold funds and documents, manage payoffs, and follow the purchase contract until every condition is met. Title teams research the property’s history, clear issues, and issue title insurance.
These services often come from the same company or closely linked partners. Your lender’s requirements add steps if you are financing. Recording at the county completes the transfer and makes it part of the public record.
Timeline from offer to recording
Every transaction is unique, but the flow below reflects common practice in the Seattle–Everett area.
Day 0: Mutual acceptance
You and the other party sign a fully executed purchase and sale agreement. Escrow is opened and assigned an officer. The buyer’s earnest money is deposited per the contract, often within a few business days.
Days 1–5: Title and opening work
The title team orders a preliminary title report and identifies any liens, easements, or encumbrances. Escrow requests payoff information for the seller’s mortgages and any liens found. You receive initial escrow instructions and a preliminary settlement statement that estimates costs for each side.
Days 5–14: Contingencies and lending
Inspection, appraisal, and financing contingencies are handled within the contract timelines. If you are using a loan, underwriting reviews your file, orders an appraisal, and issues funding conditions. Escrow helps coordinate responses and updates the preliminary closing statement. Cash purchases can move faster.
Three business days before signing: Closing Disclosure
For most mortgages, the lender must deliver the Closing Disclosure at least three business days before consummation under federal TRID rules. You can learn more about this timing in the CFPB’s Closing Disclosure guidance. Use this window to review loan terms, cash-to-close, and ask questions.
Signing day
Buyer and seller sign the final documents. The buyer brings the remaining funds for closing via a wire or certified funds as escrow instructs. If there is a loan, the lender typically wires proceeds to escrow after all conditions are met and borrower signatures are complete.
Funding and recording
Once everything is satisfied, escrow disburses funds to payoffs and parties per the settlement statements. The deed and, if applicable, the deed of trust are sent to the county for recording. In Snohomish County, many documents are recorded electronically, which can speed up the final step.
Typical timeframes
Financed closings often take 2 to 6 weeks, with many local transactions targeting about 30 days. All-cash deals can close faster if title is clear and documents are ready.
Who does what
Buyer responsibilities
- Deposit earnest money per the contract.
- Complete loan steps, sign the Closing Disclosure, and provide any lender documents.
- Obtain homeowner’s insurance if required by the lender.
- Deliver down payment and closing funds via wire or certified funds as directed by escrow.
- Resolve contingencies by the deadlines.
Seller responsibilities
- Provide clear title and sign the deed and required seller affidavits.
- Authorize payoffs for any mortgages or liens.
- Provide property disclosures and association information if applicable.
- Pay seller-side closing costs and real estate excise tax unless the contract states otherwise.
Escrow officer and company
- Open escrow, hold funds and documents in trust, and follow the contract.
- Prepare escrow instructions and settlement statements for both sides.
- Collect and confirm payoffs, lien releases, and required signatures.
- Coordinate funding and recording, then disburse funds per instructions.
Title company and officer
- Perform the title search and issue the preliminary title report.
- Work to clear curable title exceptions.
- Provide title insurance underwriting and issue policies.
- Coordinate recording deliverables and needed endorsements.
Mortgage lender
- Underwrite the loan, set funding conditions, and prepare loan documents.
- Deliver the Closing Disclosure at least three business days before consummation for most mortgages.
- Wire loan proceeds to escrow once all conditions and signatures are complete.
County recording office
- Receive and record the deed and deed of trust.
- Assign recording numbers and return recorded copies to escrow.
- Make the transfer part of the public record. For local procedures, see the Snohomish County recording office.
Documents and funds you will see
Key documents
- Fully executed purchase and sale agreement to open escrow.
- Earnest money deposit per the contract timeline.
- Preliminary title report and final title commitments.
- Seller’s deed and buyer’s deed of trust if there is a loan.
- Closing Disclosure for most financed buyers, delivered three business days before closing.
- Final settlement statements for buyer and seller from escrow.
- Payoff statements for mortgages, liens, and judgments.
- HOA or condo resale documents and transfer forms if applicable.
- Seller affidavits and tax reporting forms handled through escrow.
- Evidence of homeowner’s insurance for lender funding.
Funds at or before closing
- Buyer: down payment, closing costs, and prepaid items such as interest, taxes, and insurance escrows.
- Seller: mortgage payoffs, closing costs, commissions, and real estate excise tax unless negotiated otherwise.
- Both parties: prorations for property taxes, HOA dues, and utilities based on the closing date.
Local details in Snohomish County
- Recording: Snohomish County supports electronic recording for many documents, which can speed final confirmation. You can review recording specifics on the Snohomish County recording office page.
- Real estate excise tax: Washington imposes a real estate excise tax on property transfers. Sellers are generally responsible unless the contract assigns it differently. Escrow collects the tax and files the forms. For rates and current rules, see the Washington State Department of Revenue’s REET guidance.
- Property tax proration: Escrow prorates county property taxes based on the latest assessment and timeline for the tax year. If future billings are not yet known, escrow can use prior-year amounts and apply an interim adjustment.
- HOA and condo timing: Many associations require a resale or estoppel certificate and charge fees. Requesting these early helps avoid delays.
- Licensing and regulation: Escrow agencies and title companies in Washington are state regulated. Title insurance is underwritten by licensed insurers operating locally.
Common delays and how to avoid them
Even well-planned closings can stall. Here are the most frequent issues and how to stay ahead of them.
- Lender conditions outstanding. Respond quickly to underwriting requests, provide updated documents in one complete package, and keep your agent and escrow informed.
- Title exceptions like liens or judgments. Title will work on payoffs or cures, but this takes time. Share any notices or payoff information you have with escrow early.
- Missed signatures or travel plans. If you will be out of town, tell your agent and escrow so they can arrange mobile signing or remote notarization.
- HOA or condo documents delayed. Order resale and payoff statements as soon as possible and monitor their delivery.
- Payoff demand or municipal payoff delays. Escrow orders these early and reconfirms right before funding to avoid shortfalls.
- Wire or funding issues. Confirm wiring instructions by phone using a known number from escrow. Many escrow companies require wired or certified funds and in-person verification for changes.
Pro tip: Keep open communication among you, your agent, lender, and escrow. Early responses and clear expectations are the fastest path to a smooth close.
Ready to close with confidence?
Whether you are a first-time buyer in Everett or a seller moving up in Snohomish County, having a clear roadmap reduces stress. Our team guides you through each milestone, tracks deadlines, and coordinates with escrow, title, and your lender so you can focus on your next chapter. If you want help planning your timeline or have questions about fees and local customs, talk with the local advisors at Team NSRG.
FAQs
Who holds earnest money in Washington?
- Earnest money is typically deposited with the escrow company or, in some cases, the listing broker’s trust account as stated in the contract.
Who pays Washington’s real estate excise tax?
- The seller is generally responsible unless the contract states otherwise. Escrow collects the tax and files required paperwork per the Department of Revenue.
How long after signing does recording happen?
- Recording often occurs the same day funding is confirmed or within a few business days. Electronic recording can shorten the turnaround.
What is the Closing Disclosure timing rule?
- For most mortgages, the lender must deliver the Closing Disclosure at least three business days before consummation per federal TRID rules.
Who orders title and title insurance?
- The title company orders the search and issues title insurance commitments and policies. A lender’s policy is usually required when the buyer uses a mortgage.
What should I bring to my signing appointment?
- Bring a government photo ID, your required funds in the form escrow specifies, and any documents your escrow officer requests. Always confirm wiring instructions by phone.
Can I sign or close remotely in Washington?
- Many escrow companies offer remote or mobile signings, notarization, and e-recording. Some lenders still require in-person notarization for certain documents, so confirm early.
