Buying in Riverbank is exciting, but the escrow process can feel like a black box. You want clear steps, firm timelines, and confidence that your money and documents are safe. In this guide, you’ll learn exactly how escrow works in Stanislaus County, what you need to do at each stage, and how to keep your closing on track. Let’s dive in.
What escrow means in California
Escrow is a neutral third party that holds your deposit and key documents while you and the seller complete agreed steps. Escrow only closes when all instructions are met, your lender funds the loan, and the deed is recorded with Stanislaus County. In our area, escrow is often handled by a title company’s escrow department. Your signed purchase agreement and written escrow instructions guide every action.
Who does what in Riverbank escrow
Your role as the buyer
You deposit earnest money, complete your loan application, order inspections, review disclosures, and remove contingencies on time. You also bring your closing funds in “good funds” form and sign closing documents.
The seller’s role
The seller provides required disclosures, completes agreed repairs or credits, signs the grant deed, and coordinates move out as set in the contract. They also respond to repair requests during the inspection period.
Escrow and title team
The escrow holder safeguards deposits, prepares your settlement statement, manages payoffs, and coordinates deed recording with the Stanislaus County Recorder. The title team issues the preliminary title report and arranges title insurance.
Lender and agents
Your lender orders the appraisal, underwrites the loan, and sends funds to escrow at closing. Your real estate agent negotiates terms, manages timelines, and keeps everyone aligned with the contract.
County offices involved
The Stanislaus County Recorder records the deed and any liens. The Assessor updates ownership records, and the Tax Collector handles property tax billing, including supplemental taxes after a change in ownership.
Riverbank escrow timeline: step by step
Day 0: Offer accepted
Your offer is accepted. The clock starts on all timelines in the purchase agreement. Your agent confirms your loan application status and schedules inspections.
Days 0 to 2: Open escrow and deposit
Escrow is opened, and the escrow holder receives a copy of the signed contract. You send your initial earnest money deposit within the period set in your contract, often within 1 to 3 days.
Days 3 to 7: Early title work and inspections
You receive the preliminary title report showing recorded items like easements or liens. You schedule a general home inspection and, if needed, a pest inspection plus any specialty inspections such as roof, HVAC, sewer scope, or well and septic on rural properties.
Days 7 to 17: Inspections and appraisal
Most buyers use a 7 to 17 day inspection period, depending on what you negotiated. You review reports and request repairs or credits if needed. Your lender orders the appraisal, which often occurs during this window.
Days 17 to 21 or 30: Underwriting and contingency removals
Your lender completes underwriting and issues a clear to close when all conditions are met. By your loan contingency deadline, you either remove the contingency or request an extension that the seller must agree to.
Three business days before closing: Closing Disclosure
If you are financing, your lender must provide a Closing Disclosure at least three business days before closing. Review your final loan terms, rate, and cash to close.
One to three days before closing: Final walk-through
You verify that the property is in the same condition and that agreed repairs are complete. This is not a new inspection, but a confirmation before funds are released.
Closing day: Fund and record
You wire your remaining funds to escrow following secure instructions. After your lender funds the loan, escrow sends the deed to the county for recording. Once recording is confirmed, you typically receive the keys.
After closing: What to expect
Escrow disburses funds to the seller and service providers. The title company issues your owner’s title insurance policy, often delivered after closing. The county updates ownership and may issue a supplemental property tax bill.
Money in escrow: deposits and costs
Earnest money deposit
Your deposit shows good faith and is held by escrow. In Riverbank, amounts vary by price point and market conditions. Many buyers deposit 1 to 3 percent of the price or a set amount for lower-priced homes. If you cancel within the contract’s contingency periods, you typically receive your deposit back. If there is a dispute, escrow holds funds until both sides give written instructions or there is a legal resolution.
Closing costs
Expect lender fees, escrow and title fees, recording fees, prorated taxes and HOA dues, transfer taxes or special assessments, homeowners insurance, optional discount points, and prepaid interest or insurance. Who pays for specific items is negotiable in California and guided by your contract. Your lender will verify your source of funds for closing.
Title insurance and the preliminary title report
Review the preliminary title report as soon as you receive it. It lists easements, liens, and other exceptions. Most closings include a lender’s policy and an owner’s policy of title insurance. Who pays for the owner’s policy can be negotiated in our county.
Contingencies you will see
Inspection contingency
This gives you time to inspect, request repairs or credits, or cancel if serious issues arise. Keep your requests focused on significant health, safety, or system concerns.
Loan and appraisal contingencies
If your appraisal comes in low, you can renegotiate price, bring additional cash, ask for a seller credit, or cancel if your appraisal or loan contingency covers you. Meet all lender document requests quickly to avoid delays.
Title contingency
You also have time to review title items. You can request that certain issues be resolved or cancel if the title is not acceptable under your contract terms.
Home sale contingency
Some buyers make the purchase contingent on selling their current home. This is less common in competitive situations but can still work with the right strategy and timelines.
Inspections and local checks to consider
- General home inspection for structure, roof, HVAC, plumbing, and electrical.
- Pest inspection for wood-destroying organisms and conditions.
- Sewer scope for older neighborhoods that may have aging laterals.
- Septic and well inspections on rural parcels common in parts of Stanislaus County.
- Natural Hazard Disclosure review for flood, fire, and seismic information, and a check of FEMA flood maps for any flood insurance requirements.
- Special taxes or assessments such as Community Facilities Districts or Mello-Roos, which may appear in title documents or on the tax bill.
- Permit history with the City of Riverbank or Stanislaus County for any additions or significant work.
Wire fraud safety checklist
Wire fraud is a real risk in real estate. Protect yourself with these steps:
- Call your escrow company using a known, independently verified phone number before sending any wire.
- Confirm the routing and account number verbally with escrow.
- Never rely on wiring instructions sent only by email. Do not use phone numbers from the email signature to verify.
- Reconfirm the details if there is any change in instructions.
Buyer checklist to keep escrow on track
- Send your earnest money deposit on time per your contract.
- Complete your loan application and upload lender documents promptly.
- Order inspections right away and attend them if possible.
- Review title and all disclosures as soon as you receive them.
- Submit repair requests quickly and keep negotiations focused and timely.
- Remove contingencies on schedule or request extensions in writing.
- Verify wiring instructions with escrow before you send closing funds.
- Do your final walk-through and confirm repair receipts if applicable.
Smart tips for Stanislaus County buyers
- Build buffer time into your schedule for underwriting, especially if you are self-employed or using gift funds.
- Ask your agent to review local custom on who pays which title and escrow fees in Riverbank so you can set expectations before you write.
- Review your property tax estimates and plan for the supplemental tax bill that often follows a change in ownership.
- For homes near rivers or streams, check flood data early. Flood zone status can affect insurance, loan approval, and total monthly costs.
Need a calm, clear path to closing?
You do not have to navigate escrow alone. If you want a step-by-step plan tailored to your offer, timelines, and loan, connect with Lisa Vandermeer for local guidance and concierge-level support from offer to keys.
FAQs
What is escrow in a California home purchase?
- Escrow is a neutral service that holds funds and documents, follows written instructions from both parties, and only releases money and records the deed when all contract conditions are met.
How long does escrow take for Riverbank homes?
- Timelines vary by loan type and negotiations, but many financed escrows close in about 30 days when inspections, appraisal, and lender underwriting stay on schedule.
When is my earnest money due and is it refundable?
- Most contracts call for the initial deposit within 1 to 3 days of acceptance. If you cancel within your active contingencies and follow the contract, you typically receive your deposit back.
What happens if the appraisal is below the purchase price?
- You can renegotiate price, bring extra cash, ask for a seller credit, or cancel if your appraisal or loan contingency covers the shortfall.
Who chooses the escrow and title company in Riverbank?
- Either party can propose providers and both must agree. In practice, the listing side often opens title and escrow, but it is negotiable in the purchase agreement.
When do I get the keys to my Riverbank home?
- After your loan funds and the deed is recorded with Stanislaus County, you typically receive keys the same day or as set in your contract.
