Buying a home in Novato or San Rafael always involves escrow. If you have never been through it, the steps, signatures, and deadlines can feel like a maze. You want a smooth path from offer to keys with no surprises. In this guide, you will learn how escrow works in Marin County, what to expect at each stage, typical timelines, common delays, and simple ways to keep your closing on track. Let’s dive in.
Escrow basics in Marin County
Escrow is the neutral hub that holds funds and documents while both sides complete their obligations. In California, escrow companies follow state rules and your written escrow instructions as outlined in your purchase contract. A licensed escrow officer manages the file and coordinates with your lender, title company, agents, and the county recorder.
You can expect a title search and title insurance as part of a standard Marin closing. Your lender will require a lender’s title policy, and most buyers also purchase an owner’s title policy for protection. Recording of the grant deed and, if applicable, the deed of trust happens with the Marin County Recorder after funding.
The Novato escrow timeline
Most financed purchases in Novato and San Rafael close in about 12 to 25 days. All-cash deals can be as fast as 7 to 10 days if title is clear and everyone moves quickly. Your purchase contract controls the exact deadlines, so use this as a general roadmap.
Days 0–1: Open escrow and deposit
- Offer accepted and escrow opens.
- You send your initial earnest money deposit to the escrow holder, typically within 1 to 3 days.
- Escrow assigns a file number and deposits your funds into a trust account.
Days 0–3: Disclosures and title order
- The seller provides statutory disclosures, such as the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure, and any HOA documents. Also, in Marin, the seller typically provides a general home, termite and sewer lateral.
- Escrow orders title, and the title company begins a preliminary title search.
Days 0–1: Loan application and orders
- You submit your loan application and supporting documents.
- The lender orders the appraisal, title report, and any required third-party reports.
Days 1–10: Inspections and negotiations
- You schedule inspections, such as general home, roof, HVAC, plumbing, pest, septic, or specialty inspections.
- You review results and request repairs or credits as needed.
- You remove your inspection contingency by the contract deadline or negotiate an extension if needed.
Days 7–14: Appraisal and underwriting
- The appraiser visits the property and issues a report, often within 3 to 7 days of the order.
- If value supports the price, underwriting continues. If the appraisal is low, you and the seller can renegotiate, you can bridge the gap, or you can cancel if your contingency allows.
- The lender issues conditional approval with items to clear before closing.
Days 10–24: Title clearance and HOA estoppel
- Title clears liens, judgments, and obtains seller payoff demands.
- If the property is in an HOA, escrow requests an estoppel package. Turnaround times vary by association.
Days 10–14: Contingency removals and final approval
- You remove loan and appraisal contingencies when you are satisfied with your financing and terms.
- The lender issues clear to close once conditions are met and title is ready.
Days 10–17: Signing closing documents
- Escrow sends your closing package, including your Closing Disclosure or final settlement statement, deed, and loan documents.
- You sign with a notary and verify final figures, including cash to close.
Days 12-25: Funding, recording, and keys
- The lender wires funds to escrow.
- Escrow releases documents for recording with the Marin County Recorder.
- Once recorded, title transfers, funds are disbursed, and keys are released per instructions.
Contingencies you will see
Contingencies protect you while you complete due diligence. Common ones in Marin include:
- Inspection contingency. Lets you inspect and request repairs or credits.
- Loan contingency. Protects you if financing is not approved.
- Appraisal contingency. Applies if the appraised value is below the contract price.
- Title contingency. Ensures you receive marketable and insurable title.
- HOA/CC&R review. For condos and planned communities.
- Insurance contingency
You may also see a sale-of-home contingency, though it is less common in competitive Marin situations.
Marin-specific factors to consider
Marin has unique property profiles, and these can influence escrow timing and requirements:
- Wildfire risk and insurance. Many areas fall in high or very-high fire severity zones. Insurance availability and premiums can affect underwriting and closing.
- Flood zones and shoreline issues. Low-lying or coastal areas may have additional disclosures or insurance needs.
- Septic systems and private wells. Some homes use septic. Verifying permit status and ordering inspections early helps avoid delays.
- Older permits, no permits, and local fees. Certain properties may require documentation on past permits or local assessments.
- HOA turnaround times. Estoppel packages can take time, so order them at opening.
Title, appraisal, lender: what can slow you down
Even well-run escrows can face speed bumps. In Marin, these are the most common:
- Title issues. Liens, easements, judgments, or payoff statement errors can delay closing.
- Appraisal challenges. Unique homes and limited comparable sales can create valuation gaps or longer appraisal timelines.
- Underwriting conditions. Additional income, asset, hazard insurance, or HOA documentation may be requested late in the process.
- HOA response times. Slow estoppel or document processing can push timelines.
- Repairs and credits. Waiting on contractor schedules or final lender approvals for repairs may add days.
How to keep escrow on track
A few proactive moves can shave days off your timeline and reduce stress.
Pre-offer and early steps
- Get fully pre-approved. A true pre-approval can shorten underwriting.
- Request disclosures early. Review seller disclosures quickly and plan inspections.
- Pick a responsive escrow and title team. Local experience matters for Marin timelines and recording coordination.
- Order HOA docs at opening. Get the estoppel package started on day one.
- Book key inspections early. Pest and septic vendors can book out, especially during busy seasons.
Communication and documentation
- Track deadlines. Keep a shared checklist for inspection, appraisal, loan, and close dates.
- Respond fast to lender requests. Upload documents promptly to clear conditions.
- Use wire safety protocols. Always verify wiring instructions by phone using a known number to reduce fraud risk.
- Plan your signing. Schedule notary appointments as soon as clear to close is in view.
Managing contingencies
- If appraisal is low. Consider paying the difference, negotiating a price change, or using your contingency to cancel.
- For small repairs. Credits at closing can be faster than pre-close repairs.
- Expect delays early. If HOA or permit items may take longer, negotiate a longer escrow up front.
What to expect at signing and closing
As closing nears, escrow will send your Closing Disclosure or final settlement statement showing all costs, credits, and prorations. Review carefully and ask questions early. You will sign loan documents, the deed will be executed by the seller, and escrow will provide wiring instructions for your cash to close.
After your lender funds, escrow submits documents for recording with the Marin County Recorder. Once recording is confirmed, title transfers, escrow disburses funds, and keys are released according to the instructions. In Marin, key release often happens at recording, but confirm your contract’s terms.
Novato and San Rafael specifics to check
- Transfer taxes and local assessments. These can vary by city within Marin. Confirm the rules for Novato versus San Rafael during your contract review.
- County recording schedules. The Marin County Recorder offers electronic recording options. Timelines can change, so ask your escrow officer for the current schedule.
- Hazard zones and insurance. If the home is in a wildfire or flood zone, engage your insurance agent early to confirm coverage and premiums.
- HOA operations and budgets. For condos and planned communities, review rules, budgets, and any special assessments as soon as you receive them.
Work with a local guide you trust
Escrow should feel organized, predictable, and steady. With clear expectations and responsive partners, it can. If you want a smooth closing in Novato or San Rafael, work with a team that knows Marin’s timelines, HOAs, hazard zones, and recording practices. When you are ready, reach out to Team O'Brien - David & Deirdre for local guidance from offer to keys.
FAQs
How long does escrow take in Novato for a financed purchase?
- Most financed escrows in Novato and San Rafael close in about 12 to 55 days, depending on your lender, HOA timing, and title clearance.
Who holds my earnest money in a Marin County transaction?
- A licensed escrow company holds your deposit in a trust account and follows the written escrow instructions in your contract.
When will I receive seller disclosures during escrow in Novato?
- Sellers typically provide required disclosures at acceptance or within the first few days, and you should review them promptly to plan inspections.
What happens if the appraisal comes in below the purchase price in Marin?
- You and the seller can renegotiate price, you can cover the difference, or you can cancel if your appraisal or loan contingency allows.
What are the most common causes of escrow delays in Marin County?
- Slow HOA estoppel responses, appraisal valuation issues, title defects, lender underwriting conditions, and wire or funding delays are the most common.
When do I get the keys to my new home in Novato?
- Keys are typically released after the Marin County Recorder confirms recording, though your escrow instructions control the exact timing.
