Buying in Mukilteo and not sure what happens after your offer is accepted? You are not alone. Escrow can feel like a black box when you are juggling inspections, loan steps, and move planning. This guide breaks down each stage, shows who does what, and flags local Snohomish County details so you close on time with fewer surprises. Let’s dive in.
What escrow is and who does what
Escrow is a neutral process that holds funds, coordinates paperwork, and makes sure the deed and money swap only after contract conditions are met. In Washington, title companies commonly act as escrow agents. They run the title search, clear liens, prepare closing figures, and record the deed.
- Buyer: deposit earnest money, complete inspections, deliver loan documents, sign closing papers, and provide funds to close.
- Seller: complete disclosures, keep the property in agreed condition, sign the deed and closing documents, and resolve any liens.
- Agents: manage timelines, deliver documents, and keep communication moving.
- Escrow/title: open escrow, run the title search, prepare settlement statements, collect and disburse funds, and record.
- Lender: underwrite the loan, order the appraisal, and fund once conditions are met.
If you want a plain‑English primer on title insurance and escrow roles, review the ALTA consumer explanations of title and escrow.
Typical escrow timeline in Mukilteo
Most financed purchases in Mukilteo close in about 21 to 45 days. Cash deals can close faster. Exact dates and duties are set by your signed purchase agreement that uses local forms and timelines common to our market. For context on Washington forms and customs, see Washington REALTORS and the NWMLS.
Common contingency windows you may see in a local contract:
- Inspection: often 5 to 14 days after mutual acceptance.
- Financing and appraisal: often 21 to 30 days for underwriting and valuation.
- Title and HOA review: often 5 to 14 days for initial review. Extra time may be needed if issues arise.
Your specific dates live in your contract. Put them on your calendar to stay ahead.
Step-by-step from offer to keys
After mutual acceptance
- Escrow opens. The title company receives the signed contract and your earnest money. They start the title search and issue a preliminary title commitment.
- Buyer task: deliver earnest money as instructed and confirm escrow contact info.
- Seller task: share disclosures and property documents with their agent.
Inspections and contingency work
- You schedule inspections within the agreed window. This may include home, pest, and septic if applicable.
- If repair negotiations are needed, your agent will help structure credits or repairs through contract addenda.
- Buyer task: decide to proceed or not before the inspection deadline.
Lender steps and appraisal
- You submit all loan documents early. The lender orders the appraisal.
- If the appraisal is low, you may renegotiate or bring additional funds. Your agent will guide next steps.
- Lender issues a clear to close when all underwriting conditions are met.
Title clearance and HOA documents
- Escrow requests payoffs for any existing loans, liens, judgments, or taxes. They also prepare estimated closing statements with prorations.
- If the home is in an HOA or condo, escrow requests a resale certificate or estoppel to confirm dues and any assessments. These can take time, so ordering early is wise.
- Seller task: confirm payoff details and provide HOA contacts, keys, and access info.
Signing, funding, and recording
- Escrow schedules separate signing appointments for buyer and seller. You review the ALTA settlement statement and sign closing documents.
- You wire or bring funds to close following escrow’s instructions. The lender funds the loan.
- Escrow records the deed with Snohomish County. Keys are released per the contract once recording is confirmed.
After closing
- Title insurance policies are issued for the owner and lender.
- Escrow disburses funds to payoffs, seller proceeds, commissions, and fees.
- County records are updated to reflect the new owner of record.
Local customs and costs to expect
REET at closing
Washington imposes a Real Estate Excise Tax on most sales. In our area, the seller commonly pays this tax by custom, though your contract controls who pays. Always confirm current rules and rates on the Washington Department of Revenue’s REET guidance.
Recording and property taxes
Deeds and loans are recorded with the Snohomish County Auditor. Recording and timing are handled by escrow. For county fee schedules and links to the Auditor and Treasurer, visit Snohomish County government resources. Property taxes are prorated at closing based on the county calendar, which you will see on your closing statement.
HOA and condo resale certificates
If the property is in an HOA or condo, the resale certificate discloses dues, rules, and any assessments. Response times vary by community, so it is best to order these right away to avoid delays.
Utilities and final reads
Plan utility transfers to line up with your possession date. Some providers need advance notice for final meter reads and account changes. Check the City of Mukilteo website for links to local utilities and municipal contacts.
Avoid delays with proactive coordination
Escrow delays usually come from title issues, late payoffs, slow HOA documents, appraisal shortfalls, or underwriting snags. Good coordination can keep you on track.
- Open escrow and send earnest money immediately.
- Start your loan application on day one and stay responsive to document requests.
- Order HOA resale certificates and seller payoffs early.
- Ask your agent and escrow for a shared timeline with inspection, appraisal, loan, title, and closing dates.
- Review closing figures a few days before signing so you can verify and fund without rushing.
Wire transfer safety
Wire fraud targets real estate closings. Protect yourself by following federal guidance.
- Verify wiring instructions verbally with your escrow officer using a known phone number, not one from an email.
- If instructions change, treat it as a red flag and confirm directly with the company.
- Review the FBI guidance on real estate wire fraud and the IC3 reporting site before you send any funds.
Buyer checklist for escrow
- Deliver earnest money as instructed by escrow.
- Schedule inspections within your contingency window.
- Send all lender documents promptly and follow up daily if needed.
- Review the title commitment and exceptions with your agent and title officer.
- Read the HOA resale certificate and community rules if applicable.
- Confirm your final closing funds and wiring instructions with escrow.
- Plan utility transfers and move logistics based on your possession date.
Seller checklist for escrow
- Provide required disclosures and any permits or warranties you have.
- Share mortgage and lien information early so escrow can order payoffs.
- Complete agreed repairs or set credits per the addenda.
- Prepare keys, garage remotes, and access details for the buyer.
- Confirm your vacate date and possession timing relative to recording.
Resources you can trust
Close confidently with local support
Escrow has many moving parts, but a clear plan makes it predictable. When you work with a responsive team that coordinates escrow, lender, HOA, and county steps, you can move from offer to keys with confidence. If you want a Mukilteo closing plan tailored to your timeline and financing, connect with CJ Singh. We will map your dates, flag risks early, and keep every detail on track.
FAQs
How long does escrow take for Mukilteo home purchases?
- Most financed purchases close in about 21 to 45 days, but your signed contract and lender timeline determine exact dates.
Who chooses the escrow or title company in Washington?
- The buyer and seller agree in the purchase contract, and local custom often involves the listing side suggesting options, but either party can propose a provider.
What is REET and who usually pays it in Snohomish County?
- Real Estate Excise Tax is a state tax due at closing; by local custom the seller often pays, but your contract controls, and current rules live on the Department of Revenue site.
When do I get my keys in a Mukilteo closing?
- Keys usually transfer after Snohomish County records the deed, unless your contract sets a different possession time.
What causes most escrow delays in Snohomish County?
- Title issues, late HOA documents, appraisal shortfalls, underwriting delays, or last‑minute payoff problems are common causes that can be minimized with early coordination.
