How long will escrow take in Westwood, and what really happens between your accepted offer and the moment you get the keys? If you are buying or selling near UCLA or Westwood Village, a clear roadmap can save you time, money, and stress. In this guide, you will learn the typical 30–45 day timeline, who does what at each step, local disclosures to expect, and how to avoid common delays. Let’s dive in.
The escrow timeline at a glance
A typical escrow in Westwood runs about 30–45 days when the buyer is getting a loan. Cash and highly prepared files can close faster, while complex title or HOA issues can extend the process. Your purchase contract sets the exact dates, so think of the timeline below as a helpful outline.
- Day 0: Offer accepted and contract signed.
- Days 0–3: Escrow opened and earnest money deposited per contract.
- Days 0–7: Seller delivers disclosures; buyer orders inspections; lender opens the loan file.
- Days 7–17: Inspection period for most homes; buyer reviews results and requests repairs or credits.
- Days 7–21: Appraisal ordered; title search underway; HOA document review begins if applicable.
- Days 14–30: Loan underwriting continues; seller completes agreed repairs or credits.
- Days 30–45: Final signing, lender funds, escrow disburses, deed records with Los Angeles County, keys are released per contract.
For additional context on standard forms and timing, you can review the California Association of Realtors guidance on forms and contingencies from the California Association of Realtors.
Who does what in escrow
Several parties work together to get you to the finish line:
- You and the other party: Provide disclosures and documents on time, approve requests, and meet deadlines.
- Real estate agents: Coordinate timelines, negotiate repairs or credits, and keep all parties moving.
- Escrow holder: A neutral third party that holds funds, follows written instructions, and coordinates closing.
- Title company: Researches the title history, clears liens, and issues title insurance.
- Lender and appraiser: Underwrite and fund the loan; confirm value through an appraisal when needed.
- Inspectors and HOA: Inspect the property and supply resale documents for condos or townhomes.
If you want to understand how escrow companies are regulated in California, the Department of Financial Protection and Innovation provides helpful consumer information at the DFPI.
Westwood specifics to plan for
Westwood is within the City of Los Angeles and tends to be a higher-priced, competitive Westside market. That can affect both the pace and structure of your escrow.
- Shorter contingency windows. In a competitive situation, the seller may favor offers with tighter inspection and loan timelines. You should confirm your lender’s speed before you agree to them.
- HOA documents for condos. Westwood’s condo buildings and HOAs can be thorough. Waiting on HOA budgets, bylaws, minutes, and reserve studies is a common reason escrows extend.
- Required disclosures. Expect the California Transfer Disclosure Statement, standard seller disclosures, and a Natural Hazard Disclosure report early. Homes built before 1978 will include a lead-based paint disclosure.
- Earthquake and hazard items. Properties in certain areas may have earthquake-related disclosures or retrofit considerations, particularly for older multi-unit buildings.
- Recording and taxes. Los Angeles County recording fees and any transfer taxes are settled in your closing costs. For process details, see the Los Angeles County Recorder.
For consumer guidance on buying and selling in California, the California Department of Real Estate offers plain-language resources on the roles of licensees and the transaction process.
Contingencies that drive the timeline
Your contingencies control your ability to cancel or renegotiate. Here are the main ones you will see.
Inspection contingency
You will usually have a defined window to inspect the home and negotiate repairs or credits. Common inspections include general home, pest, sewer scope, roof, and HVAC. For condos, you will also review HOA documents.
Appraisal contingency
If your loan requires an appraisal and it comes in below the purchase price, you and the seller can negotiate a price reduction, you can add cash, or you can cancel if your contingency is still in place.
Loan contingency
Underwriting can require additional documents or conditions. Do not make major credit changes before closing. Moving funds or new debt can slow or stop approval.
HOA review contingency
In condo purchases, you may have a set period to review HOA budgets, reserves, rules, and meeting minutes. Concerns here can trigger negotiation or an extension.
Common delays and how to avoid them
Most escrow extensions trace back to a few issues. Plan ahead to stay on track.
- Loan delays. Slow document return, extra underwriting conditions, or a busy lender can push closing. Ask your lender for a written timeline before you set short contingencies.
- Low appraisal. A shortfall can lead to price talks or more cash from the buyer. Build in time to respond.
- Title issues. Unreleased liens or ownership questions must be cleared before funding. Sellers should identify and address known title items early.
- HOA document delays. Budget time for HOA disclosures. Order them immediately and monitor delivery.
- Major repair discoveries. Large repairs can require contractor bids or scheduling. Consider credits if timing is tight.
- Wire fraud. Always verify wiring instructions by calling your known escrow contact before sending funds. Do not rely on email alone.
Sample 30-day and 45-day paths
Every deal is different, but these examples show how timing usually flows. Your contract controls the actual dates.
30-day escrow (fast)
- Days 0–3: Open escrow and deposit earnest money.
- Days 0–7: Complete inspections and receive seller disclosures.
- Days 7–14: Appraisal occurs; repair requests submitted.
- Days 14–21: Loan conditions cleared; repair credits finalized.
- Days 21–30: Final signing, funding, recording, and keys.
This route often suits competitive offers or prepared buyers with a responsive lender.
45-day escrow (balanced)
- Days 0–3: Open escrow and deposit earnest money.
- Days 0–10: Complete inspections and review disclosures.
- Days 10–17: Repair requests and negotiations.
- Days 14–30: Appraisal and underwriting.
- Days 30–45: Resolve remaining conditions, then sign, fund, record, and deliver keys.
What to inspect in Westwood
You want confidence in a high-value asset. These inspections are common in Westwood and the broader Westside.
- General home inspection and pest inspection.
- Sewer line scope due to mature landscaping and older lines in some areas.
- Roof and HVAC evaluations due to system age and replacement costs.
- For condos: HOA budgets, reserves, engineering reports, minutes, and insurance.
If you are buying an older building or multi-unit property, ask early about any earthquake retrofit history or requirements.
Keys, recording, and “closing day”
On closing day, you will sign final loan and escrow documents, the lender will fund, and the deed will record with Los Angeles County. Keys are released upon funding and recording according to your contract and escrow instructions. If you need a specific move-in time, coordinate that in writing before close.
Quick checklists
Use these short lists to keep momentum.
Buyer checklist
- Confirm your lender’s realistic timeline before you write the offer.
- Order all inspections immediately after acceptance.
- Review seller and natural hazard disclosures right away.
- Watch appraisal timing; respond quickly to underwriting requests.
- Verify wiring instructions by phone before every transfer.
Seller checklist
- Deliver all required disclosures as early as possible.
- Clear known title items in advance and provide payoff info.
- Ensure easy access for inspectors and the appraiser.
- Be responsive and practical on repair requests and credits.
- Confirm the timing for utility and service transfers.
Work with a concierge team
In Westwood’s competitive market, you want a calm, discreet process and an on-time close. A boutique, white-glove approach helps you front-load disclosures, coordinate vendor access, track appraisal and underwriting, and protect you from wire fraud risk. If you are aiming for a 30-day close or navigating a complex HOA, an experienced team keeps everyone on the same page and your timeline intact.
Ready to plan your escrow and close with confidence? Request a Private Consultation with Nancy Ellin Realty Group for a tailored plan, trusted vendor introductions, and hands-on coordination from offer to keys.
FAQs
How long does escrow usually take in Westwood?
- Most financed purchases close in about 30–45 days, though shorter or longer timelines are possible based on the contract, financing, and property type.
What happens in the first week of escrow?
- Escrow opens, the earnest money is deposited, the seller provides disclosures, inspections are ordered, and your lender starts the loan file.
When do I get the keys to my Westwood home?
- Keys are typically released upon funding and recording as stated in your purchase contract and escrow instructions.
What if the appraisal comes in low during escrow?
- You can renegotiate price, bring additional cash, or cancel if your appraisal or loan contingency is still active.
Do condos in Westwood change the escrow timeline?
- Yes, waiting for and reviewing HOA documents can add time, so it is wise to order those immediately and allow for careful review.
Who regulates escrow companies in California?
- The Department of Financial Protection and Innovation oversees escrow licensing and consumer protections; see the DFPI for details.
Where can I learn about recording and closing in Los Angeles County?
- The Los Angeles County Recorder explains the recording process and document handling times; visit the County Recorder.
What disclosures should I expect when buying in Westwood?
- Expect a Transfer Disclosure Statement, other required seller forms, a Natural Hazard Disclosure, and for pre-1978 homes, a lead-based paint disclosure.
