01 · Residential sales
Buying or selling a home
For buyers and sellers of homes, condos and townhomes.
Your neutral escrow partner, from open to close.
A neutral third party that holds your funds and documents until every condition is met. Based in Covina, serving Southern California.
Office in Covina, CA728 N. Barranca Ave, Suite D
In person or electronicSign at our office or online
English and EspañolBilingual team
Licensed escrow companyCalifornia DFPI
Services
Find your transaction type
Pick your transaction to see how escrow works for you.
02 · Refinancing
Refinancing your property
For homeowners replacing a loan or taking a new one.
03 · For Sale By Owner
Selling without an agent
For owners who sell their property themselves and have a buyer.
04 · Investment real estate
Investment property escrow
For investors buying or selling rental and income property.
05 · Commercial transactions
Commercial property escrow
For buyers and sellers of commercial property such as retail, office and industrial buildings.
For professionals
Agents, lenders and other professionals
Open escrow with us by phone, email or in person.
What an escrow company does
A neutral third party between buyer and seller.
Escrow keeps the money and paperwork in one neutral place until every condition is met.
Holds the deposit and funds
In trust, until the conditions are met
Follows written instructions
Signed by buyer and seller
Collects and reviews documents
Loan documents, payoffs, disclosures, deed
Coordinates the closing
With lenders, agents and title
Neutral by designWe follow the instructions of both sides
How it works
From opening escrow to closing day.
A typical escrow in five steps.
Timelines vary with every transaction
Send the signed purchase agreement. We open the file and receive the deposit.
WHAT WE DO
Receive the signed purchase agreement- Open the escrow file and assign an officer
- Receive and hold the earnest money deposit
WHO IS INVOLVED
- Buyer
- Seller
- Agents
- Escrow
Everyone reviews and signs the escrow instructions that describe the conditions of the deal.
WHAT WE DO
- Prepare escrow instructions from the contract
- Send instructions to all parties for review
- Collect signatures and requested disclosures
WHO IS INVOLVED
- Buyer
- Seller
- Agents
- Escrow
Inspections, appraisal and loan approval. We collect documents and track what is open.
WHAT WE DO
- Request payoff statements
- Collect required documents
- Update all parties on open items
WHO IS INVOLVED
- Buyer
- Seller
- Lender
- Agents
- Escrow
You sign at our office or electronically. The lender funds the loan.
WHAT WE DO
- Prepare closing documents and statements
- Schedule signing in Covina or electronically
- Receive funds from buyer and lender
WHO IS INVOLVED
- Buyer
- Seller
- Lender
- Escrow
The deed is recorded, funds are released and every party receives a final statement.
WHAT WE DO
- Send documents for recording
- Release funds per the instructions
- Send final statements to every party
WHO IS INVOLVED
- Buyer
- Seller
- Agents
- Escrow
Why Lightspeed
Escrow built by people who know real estate
What we can show you, not just say.
Sign in person or electronically
Meet us at our Covina office, or complete documents online when that is easier for you.
A local office
Our office is in Covina, in the San Gabriel Valley.
728 N. Barranca Ave, Suite D
English and Español
We work with clients in both languages.
Ask for a Spanish-speaking officer
Built by real estate pros
The team comes from real estate transactions and knows where closings get stuck.
Team bios on the About page
Fees explained upfront
Ask for an escrow fee quote before you open escrow, so there are no surprises.
Quote on request
Verify us
Check the facts before you open escrow
We want you to know exactly who is handling your money and documents.
License
California DFPI escrow license
License no. shown here, with a link to the official lookup
View: California DFPI escrow license
Membership
Escrow Institute of California
Member, as stated by the company
View: Escrow Institute of California
Office
728 N. Barranca Ave, Suite D, Covina, CA 91723
Open map and directions
View: 728 N. Barranca Ave, Suite D, Covina, CA 91723
FAQ
Questions people ask before opening escrow
Plain answers. For fees and your specific situation, talk to an escrow officer.
- A neutral third party holds money and documents until the conditions agreed by buyer and seller are met.
- It acts as a neutral third party: it holds funds and documents safely, confirms that both sides meet the contract terms, and releases money or property once every condition is met.
- As soon as you have an accepted offer, or earlier if you are planning a sale or refinance and want to understand the steps. Your agent or lender can also open escrow for you.
- A real estate agent represents a buyer or a seller and negotiates for them. An escrow company represents neither side: it follows the instructions both parties sign, holds the funds and documents, and closes the transaction when every condition is met.
- The property address, the purchase agreement or loan details if you have them, and contact details for the other parties, agents and lender. If you are just starting out, a short description of your transaction is enough.
- Call or email an escrow officer with the property address, the type of transaction and the expected price or loan amount, and you will get a cost estimate before escrow is opened.
- Many escrow documents can be signed electronically. Documents that must be recorded, such as a deed, usually need to be signed in front of a notary. Your escrow officer will tell you which apply to your transaction.
Start your escrow
Have a transaction coming up?
Answer three short questions. An escrow officer calls you back.
Licensed by the California DFPI- Member of the Escrow Institute of California
- Service in English and Español
Prefer to talk?(626) 655-7839