You found the home you want in Kirkland and now the clock starts. Escrow can feel like a maze of dates, documents, and to-dos, especially if you are buying in the Seattle–Bellevue–Everett area for the first time. With a clear map, you will know what happens when, who is responsible, and how to keep things on track. This guide walks you through the Washington escrow timeline step by step, with local Eastside norms so you can move from offer to keys with confidence. Let’s dive in.
Escrow in Washington: The basics
Escrow is the neutral hub that moves your sale from mutual acceptance to recording. In Washington, an escrow or title company holds your earnest money, coordinates documents, prepares closing statements, and handles recording and disbursement on closing day. They work with your lender, your agent, and the seller’s side to keep the file moving.
Your contract sets the roadmap. The Purchase and Sale Agreement defines key dates like the inspection period, financing and appraisal contingencies, and the closing date. Escrow follows those instructions, while your lender runs underwriting and orders the appraisal.
Several factors drive timing. Lender processing, appraisal availability, the length of your inspection window, and how quickly everyone responds all affect your timeline. In Kirkland, King County handles deed recording, and local scheduling realities can add a day or two around holidays or high-volume periods.
Step-by-step Kirkland escrow timeline
Every transaction is unique, but most Eastside purchases follow this flow. Actual timing is set by your contract and lender.
Mutual acceptance
Once buyer and seller sign, your contract is effective. Your agent opens escrow and sends the signed agreement to escrow and your lender. The earnest money deadline starts now based on your contract.
Earnest money: day 0 to 2
You deliver your Earnest Money Deposit to escrow within the contract window, often within 24 to 72 hours. Escrow receipts the funds and sets up your file. The deposit is applied to your closing funds at the end.
Inspections: day 0 to 5
Schedule your general home inspection and any specialists right away so you have time to review and negotiate. Common Eastside add-ons include pest, sewer scope, and roof evaluations. If your contract includes an inspection contingency, you can request repairs, credits, or cancel within the agreed window.
Loan and appraisal: day 3 to 14
If you are financing, your lender opens your file and orders the appraisal and title work. Underwriting begins reviewing your income and assets. Appraisal scheduling often takes about one to two weeks, depending on availability.
Title review: day 7 to 21
The title company issues a preliminary title report for you to review. It shows easements, liens, and other items tied to the property. If something needs clearing, the seller and title work together to resolve it.
Appraisal results: day 7 to 30
Once the appraisal is complete, your lender reviews the value against the contract price. If the value supports the loan, underwriting continues. If the appraisal is low, you and the seller decide whether to renegotiate, bring additional funds, or pursue reconsideration based on your contract.
Final underwriting and disclosure: day 14 to 45
Your lender clears remaining conditions and issues clear to close. For financed purchases, you receive a Closing Disclosure at least three business days before signing. Escrow prepares your final settlement statement with closing costs, prorations, and the exact amount to bring to closing.
Signing: 1 to 7 days before close
You sign at the title office, have a mobile notary come to you, or use approved remote options if available. You will wire your final funds or bring a cashier’s check based on escrow’s instructions. The seller signs the deed and any payoff documents.
Closing day: funding and recording
Your lender funds the loan or escrow verifies buyer funds for a cash purchase. Escrow records the deed and any deed of trust with King County. After recording, escrow disburses funds and you receive possession per your contract, often at recording.
How long it takes
- Financed purchases commonly take about 30 to 45 days from mutual acceptance to recording. Some close in 21 to 30 days with fast lender turn times.
- Cash purchases can close in 7 to 14 days if title is clear and parties are ready.
Ways timelines shift
- Shorter windows are possible with preordered appraisals or waived contingencies, which increases buyer risk.
- Appraisal backlogs, holidays, or heavy lending volume can add days.
- Negotiations after inspection or appraisal can extend the schedule.
Kirkland norms and practical tips
Earnest money expectations
Earnest money shows commitment and is held by escrow. Larger deposits and on-time delivery can make offers more attractive in competitive Eastside markets. Deposit amounts vary by price point and market conditions, and your contract controls the exact timing.
Inspection windows and scope
Inspection timelines are set by your contract and often move quickly in competitive markets. Schedule inspections in the first few business days to allow for review and negotiation. Along with a general inspection, Eastside buyers often add pest and sewer scopes for older properties, and roof or foundation specialists if needed.
Appraisal and financing
Appraisals are required for most loans and are a common pacing item. Prepare for several outcomes so you can move quickly if value comes in low. Good lender communication and organized documents help underwriting move faster.
Title, HOA, and disclosures
Review the preliminary title report early. HOA documents, if applicable, can take several days to gather and review. Washington sellers commonly provide a Seller’s Property Disclosure Statement, which you should read closely to plan any follow-up inspections.
Signing options and ID
Most Eastside title companies offer in-office, mobile, or remote online signing where permitted. Confirm valid ID and notarization requirements in advance. Ask escrow to provide final wiring instructions and deadlines as soon as your numbers are firm.
Wire-fraud safety
Wire-fraud attempts target real estate closings. Always confirm wiring instructions by calling your escrow company using a trusted phone number, not email links. Verify again immediately before wiring funds.
Possession timing
Possession is defined in your contract. Many Kirkland deals give keys at recording, while others use rent-back agreements. Clarify timing early to avoid stress on moving day.
Closing costs and cash to close
Plan for loan origination fees, appraisal fees, prepaid taxes and insurance, and title and escrow charges. Closing costs, excluding your down payment, often total a few percent of the purchase price, but exact amounts vary by loan and property. Your lender and escrow team will provide estimates early and final numbers at least three business days before signing.
Local timing realities
High-demand periods can stretch appraisal and underwriting calendars. County office closures and holiday weeks can affect recording. Build a little buffer where possible.
Buyer escrow checklist
- Right after mutual acceptance
- Deliver earnest money on time and confirm the receipt from escrow.
- Complete your loan application and send signed contract to your lender.
- Book general and specialist inspections within your inspection window.
- Provide requested ID and proof of funds promptly.
- During escrow
- Review the title report, seller disclosures, and HOA documents.
- Track appraisal scheduling and underwriting status with your lender.
- Confirm closing costs and wire or cashier’s check instructions with escrow.
- Call escrow to verify wiring instructions before sending funds.
- Pre-closing
- Schedule your signing appointment and confirm ID requirements.
- Confirm the possession date and key handoff with your agent.
Seller escrow checklist
- Right after mutual acceptance
- Provide seller disclosures and any utility or permit records.
- Send mortgage payoff details to escrow if you have a loan.
- Coordinate agreed repairs or any escrow holdbacks if negotiated.
- During escrow
- Respond quickly to title company requests to clear title items.
- Prepare for your signing appointment for the deed and closing documents.
- Confirm payoff amounts and HOA fees and review tax prorations.
- Pre-closing
- Prepare the property for possession per contract terms.
- Arrange keys, remotes, and security codes for handoff.
Work with local guidance
Clear expectations and fast coordination are the difference between a smooth Kirkland closing and a stressful one. A team that knows the Eastside’s timing norms, title practices, and lender rhythms can keep your escrow moving and anticipate issues before they affect your timeline. If you are planning a purchase or sale and want steady, experience-backed guidance from mutual acceptance to keys, connect with Whittlesey Properties.
FAQs
What is escrow in a Washington home purchase?
- Escrow is a neutral company that holds earnest money, coordinates documents, prepares closing statements, and handles funding and recording per your signed contract.
How long does escrow take in Kirkland?
- Financed purchases commonly run 30 to 45 days from mutual acceptance to recording, while cash deals can close in 7 to 14 days if title is clear.
When do I get my keys in Kirkland?
- Possession is defined in your contract and often occurs at recording, though some deals use rent-back agreements for earlier or later handoff.
What if the appraisal is lower than the price?
- You and the seller can renegotiate price, you can bring additional funds, or you can request reconsideration based on your contract’s appraisal terms.
Can I sign closing documents remotely on the Eastside?
- Many title companies offer mobile signings or remote online notarization where permitted, along with standard in-office appointments.
