The moment a seller accepts your offer is one of the best feelings in the homebuying process. You’ve done the hard work. You found the house. You made it happen.
And then someone says, “Great — now we just have to get through escrow,” and the excitement gets a little cloudy.
I hear this constantly. Buyers come into the loan process feeling confident, and then somewhere around day ten they’re not sure what’s happening, who’s doing what, or whether things are on track. That uncertainty is completely normal — and mostly unnecessary. The process isn’t mysterious. It just doesn’t get explained very often.
So here’s what actually happens between the day your offer is accepted and the day you get your keys.
Day 1-3: Escrow Opens and the Clock Starts
Once your offer is accepted, escrow opens. This is typically handled by a neutral third party — an escrow company or title company — whose job is to hold funds, coordinate documents, and make sure both sides of the transaction fulfill their obligations before anything changes hands.
On my end, I’ll reach out right away to get your loan application locked in if we haven’t already, and we’ll begin collecting the documentation needed to move your file through underwriting. This is the moment to respond quickly to any requests from my office. The escrow timeline is real, and early delays have a way of compressing everything at the end.
You’ll also submit your earnest money deposit around this time. That money goes into escrow and is credited toward your down payment or closing costs at the end.
Day 3-10: Inspections and the Appraisal
You’ll want to schedule a home inspection as soon as possible. This is separate from the lender’s process — it’s something you arrange on your own, and it gives you an independent assessment of the property’s condition. Your agent will guide you through what to do with those findings.
At the same time, I’ll order the appraisal. The appraisal is required by the lender and is performed by a licensed, independent appraiser who confirms the home’s value. This matters because the loan is based on the appraised value, not just the purchase price. In most cases the appraisal comes in right where it needs to, but if it comes in low, we’ll talk through your options.
Day 5-15: Underwriting
This is where your file goes to the underwriter, who is the person at the lending institution responsible for formally approving your loan. They review your income, assets, credit, the appraisal, the title report, and a checklist of other items to confirm everything meets the loan program’s requirements.
Underwriting is often the part of the process where buyers feel most in the dark. You may get a request for additional documents — a letter explaining a bank deposit, an updated pay stub, a copy of a tax return page. These requests are normal. They’re not red flags. The best thing you can do is respond quickly and completely.
I stay in close contact with you during this phase so you know where things stand.
Day 10-25: Title Search and Homeowner’s Insurance
While underwriting is happening, the title company is conducting a title search. They’re confirming that the seller actually owns the property, that there are no outstanding liens, and that the title can transfer to you cleanly. You’ll also receive a title insurance commitment, which protects you and the lender if any title issues surface later.
This is also when you need to secure homeowner’s insurance. Your lender requires proof of an active policy before funding the loan. In Sonoma County especially, I’d encourage you to start shopping for insurance early — in some parts of our area it takes more time to find the right coverage, and you don’t want that to hold up your closing.
Day 20-28: Conditional Approval and Clearing Conditions
Once underwriting has reviewed everything, you’ll typically receive a conditional approval. This means the loan is approved, subject to a short list of remaining items — things like a final pay stub, a signed form, or confirmation that a repair from the inspection has been completed.
Clearing conditions is often the final stretch of the process. It can feel tedious, but it’s a sign that you’re close. Once all conditions are satisfied, the underwriter issues a clear to close.
Day 28-30: Closing Disclosure and Final Numbers
At least three business days before closing, you’ll receive a Closing Disclosure. This is a detailed document that outlines your final loan terms, monthly payment, and exactly what you’ll need to bring to closing. Review it carefully and ask me about anything that looks different from what you were expecting.
You’ll also do a final walkthrough of the property, typically the day before or morning of closing, to confirm the home is in the agreed-upon condition.
Closing Day: You’re Done
On closing day, you’ll sign a significant stack of documents — your loan documents, title documents, and transfer paperwork. Once everything is signed and the lender funds the loan, the deed records with the county and the home is yours.
That’s when you get the keys.
The whole process usually takes 30 to 45 days, depending on the complexity of the transaction and how quickly both sides move. My job throughout all of it is to keep your file moving, keep you informed, and make sure nothing falls through the cracks between offer and closing.
If you’re getting ready to make an offer — or you’ve already had one accepted and you’re not sure where your loan stands — give me a call at (707) 483-5860 or email me at amanda@yourlender-forlife.com. I’m happy to walk through exactly where you are and what comes next.