Buying or selling a home in Campbell and wondering what really happens once your offer is accepted? You’re not alone. Escrow can feel like a black box, especially in a fast-moving Santa Clara County market. This guide breaks down each step, local timelines, and who does what so you can move from acceptance to recording with confidence. Let’s dive in.
What escrow does in Santa Clara County
Escrow is a neutral third party that follows written instructions from you and the other side. The escrow holder receives your contract and funds, coordinates with title on the preliminary title report, tracks contingencies, and oversees signing, funding, and recording once all conditions are met.
Escrow also coordinates title insurance and recording. Title confirms marketable title, lists any liens or encumbrances, and issues title insurance at closing. Escrow and title move in parallel, and both must be clear before recording.
Escrow timeline in Campbell: step by step
Opening escrow and your deposit
After both parties sign the purchase agreement, your agent delivers the contract to escrow and you send the earnest money deposit. Escrow opens a file, assigns an escrow number, and confirms receipt. The deposit timing and payment method are set by the contract. Wire is common for speed and tracking.
Escrow holds your deposit in a trust account and releases or refunds it only according to the contract or joint written instructions.
Title work and the preliminary report
Early in escrow, title issues a preliminary title report. It lists liens, easements, taxes, and other items that affect ownership. If there are problems, escrow and title coordinate payoffs or corrective documents so the home can transfer with clear title.
Seller disclosures and HOA documents
California sellers must provide disclosures such as a Transfer Disclosure Statement, Natural Hazard Disclosure, Seller Property Questionnaire, and a lead-based paint disclosure for pre-1978 homes. If the property is in an HOA, the seller supplies CC&Rs, bylaws, budgets, reserve studies, meeting minutes, and financials. You review these during your contingency period and can request repairs, credits, or cancel as the contract allows.
Inspections and contingency removal
Common inspections include a general home inspection and termite inspection, plus specialized checks like roof, foundation, sewer, HVAC, or mold if needed. Escrow does not perform inspections but tracks the deadlines. You must remove or act on contingencies by the agreed dates to stay on track for closing.
Loan, appraisal, and TRID timing
If you’re financing, your lender orders an appraisal and completes underwriting. The appraisal must support the loan-to-value. Federal rules require the lender to deliver your Closing Disclosure at least three business days before closing. You can review these requirements on the Consumer Financial Protection Bureau’s page about the Closing Disclosure. Learn more about the Closing Disclosure timing.
Final signing, funding, and recording
You sign closing documents, and if you have a loan, you sign the note and deed of trust. You wire your final funds, your lender wires the loan proceeds to escrow, and escrow confirms good funds. Escrow then instructs title to record the grant deed, and if financed, the deed of trust with Santa Clara County. The county accepts e-recording, and when documents are complete, recording typically happens shortly after funding. You can review county recording procedures on the Clerk-Recorder’s site. See Santa Clara County recording information.
Typical Campbell timelines and deposits
- Inspection contingency: commonly 7 to 17 days, depending on negotiation and market conditions.
- Loan contingency: often 17 to 21 days to allow for appraisal and underwriting.
- Appraisal contingency: sometimes tied to the loan contingency or set separately.
- HOA review: buyers often have 5 to 10 business days after receiving HOA docs, based on contract terms.
- Earnest money deposit: typically 1 to 3 percent of the purchase price, sometimes higher in competitive situations.
- Escrow length: financed sales often close in 17 to 30 days. Cash deals can close in 7 to 14 days if there are no title or HOA issues.
Exact time frames always follow your executed purchase agreement.
Buyer checklist
- Confirm the escrow company and note your escrow number.
- Send your earnest money as instructed and keep the wire confirmation.
- Order and attend inspections right away, and review disclosures as soon as you receive them.
- Complete your loan application and respond quickly to lender requests.
- Read the preliminary title report and raise any questions with your agent and escrow.
- Request HOA documents promptly if applicable, then review within the contract window.
- Prepare final funds and plan around the three-business-day Closing Disclosure timing.
- Arrange signing and any remote notarization early if you will be traveling.
Seller checklist
- Provide all required disclosures promptly.
- If in an HOA, request the full document package early and disclose any fees or anticipated assessments.
- Allow access for inspections and any agreed repairs.
- Review mortgage and lien payoff statements with escrow and provide needed authorizations.
- Work with escrow and title to clear any title exceptions.
- Be ready to sign your deed and closing statements.
Who pays what in Campbell
Costs are customary but negotiable. Review your contract for the final allocation.
- Buyers typically pay: loan fees, appraisal, most inspections, and often a share of escrow and recording fees.
- Sellers typically pay: owner’s title policy premium in many California counties, payoff of any existing loan, and real estate commissions.
- Escrow and title fees are often split, depending on local custom and negotiation.
Pruneyard and HOA properties: what to expect
If you are buying a condo or townhome near the Pruneyard, expect an extra layer of HOA review. Budget, reserves, meeting minutes, and any litigation or deferred maintenance can affect your decision and timing. Buyers usually have a specific window after receiving documents to approve or cancel based on HOA matters. Order documents early to avoid delays.
Common escrow roadblocks and how to avoid them
- Title defects: unknown liens or unreleased prior loans. Ask escrow to start curative work as soon as items appear on the prelim.
- HOA issues: incomplete records or pending assessments. Get a complete HOA package and review it promptly.
- Appraisal shortfall: if value comes in low, you may renegotiate price, add cash, or adjust loan terms.
- Funding or wiring errors: verify wire instructions directly with escrow by calling a known phone number to reduce fraud risk.
- Missing disclosures: late or incomplete seller disclosures can delay closing. Deliver and review early.
Local best practices to close smoothly
- Choose experienced Santa Clara County escrow and title providers who know local recording and HOA norms.
- Deliver disclosures and request HOA documents right after acceptance.
- Lock in appraisal scheduling quickly to meet common 17 to 21 day loan timelines.
- Keep close contact with your lender about conditions and Closing Disclosure timing.
- Verify wire instructions by phone and plan your funds transfer one to three business days ahead.
Ready to buy or sell in Campbell with fewer surprises and a smoother close? Let’s align your goals, timeline, and strategy so you can move with confidence. Let’s tell your home’s story — schedule a private consultation with EJ Pulpan.
FAQs
How long does escrow take in Campbell?
- Financed escrows often close in 17 to 30 days, while cash deals can close in 7 to 14 days if title and HOA items are clear.
How much earnest money is typical?
- A common range is 1 to 3 percent of the purchase price, sometimes higher in more competitive situations.
What are common contingency periods?
- Inspection is often 7 to 17 days, loan is commonly 17 to 21 days, and appraisal may be tied to the loan or set separately.
How do Pruneyard-area HOAs affect timing?
- HOA document review can add time; buyers often have 5 to 10 business days after receipt to approve or cancel per the contract.
When is the sale official in Santa Clara County?
- After escrow confirms funds, title records the deed with the county, then escrow disburses funds and the transfer is complete.
