Buying in Cheviot Hills and wondering how long escrow really takes? Between inspections, appraisals, disclosures, and wires, every day matters and small delays can add up fast. You want a clear plan that fits local norms and a few smart moves to keep things on schedule. This guide walks you through the typical timeline, Cheviot Hills nuances, common bottlenecks, and practical steps to close with confidence. Let’s dive in.

Cheviot Hills escrow timeline at a glance

Here is the flow most buyers see once your offer is accepted and escrow is opened. Timelines vary by loan type, property details, and what you negotiate in your contract.

• Opening escrow and deposit: Day 0 to 3
  • You wire your earnest money, escrow opens the file, and you receive escrow instructions.
• Seller disclosures and title prelim: Day 1 to 7
  • Seller issues required disclosures and the preliminary title report is requested. For condos or planned developments, the HOA resale packet is requested.
• Inspections and investigations: Day 3 to 10 (often negotiated)
  • General home, pest/termite, and any specialty inspections like sewer scope, roof, chimney, pool, or environmental.
• Loan and appraisal: Day 1 to 30 (runs alongside other steps)
  • You complete your loan application. The lender orders the appraisal and underwriting begins. Appraisals often take about 7 to 14 business days after ordering, but can run longer in busy times.
• Contingency removals and negotiations: Day 7 to 21
  • You review results and either remove contingencies or negotiate repairs or credits.
• Title, HOA, and payoff reviews: Day 7 to 21
  • Title reviews any issues. You review HOA documents for assessments and rules if applicable.
• Clear to close and recording: Day 21 to 45
  • The lender issues clear to close. You sign, wire funds, the lender funds, and the deed records, often 1 to 3 business days after funding.

Typical total time by financing

• Cash purchase: About 7 to 21 days, sometimes faster if both sides agree.
• Conventional loan: About 30 to 45 days.
• Jumbo loan: About 30 to 60 days. Higher-price points on the Westside often mean jumbo financing, which can take longer due to appraisal and underwriting.

Local factors that affect timing

• Higher price points and jumbo loans
  • Cheviot Hills sits in a higher-price pocket of the Westside. Jumbo loans are common and usually take longer to appraise and underwrite than conforming loans.
• Competitive offers and shorter contingencies
  • Sellers often ask for shortened inspection and loan periods or quick closes. Speed can help you win, but it adds risk. Build in realistic cushions.
• HOA packet delivery
  • For condos or homes in planned developments, HOA resale packets are essential to review and for lender underwriting. These packets can take 7 to 15 business days to arrive.
• Older home considerations
  • Mid-century and older homes can reveal termite, sewer lateral, plumbing, older electrical, or environmental issues. If repairs or specialized inspections are needed, plan for more time.
• City and county requirements
  • Municipal rules like retrofit or sewer lateral requirements may apply. Confirm early so you can budget time and cost.

Where escrows slow down

• Appraisal delays or low valuations
  • Appraisers may be backlogged, or a unique property may need a specialty appraisal. If the value comes in low, you will renegotiate, bring more cash, challenge the appraisal, or cancel under contingency.
• Underwriting conditions
  • Lenders often issue conditional approvals that require more documents. Each condition, like updated statements or employment verification, can add days.
• HOA resale packet delays
  • Some management companies take 7 to 15 business days to compile documents. Expedited options may help, but not all associations move quickly.
• Seller repairs and holdbacks
  • Negotiating repair scope, getting bids, and scheduling work can push closing dates.
• Title and liens
  • Unreleased liens or complex vesting issues require title company work and can take time.
• Missing or incomplete disclosures
  • If required disclosures are delayed or incomplete, your review period can stretch.
• Funding and recording issues
  • Wire errors or late funding can push recording by a day or more.

Step-by-step: keep your escrow on track

Before you write an offer

• Get a thorough pre-approval or pre-underwriting. Ask for an underwriter-reviewed pre-approval that lists remaining items.
• Discuss loan products and appraisal strategy, especially for jumbo financing and unique homes.
• Propose realistic contingency timelines. In a competitive setting, only shorten them if you can support the pace.

Right after acceptance

• Wire your earnest money quickly and confirm that escrow is open.
• Send your full loan package to the lender and respond to any requests within 24 to 48 hours.
• Order inspections immediately. Prioritize general, pest/termite, and a sewer scope in older neighborhoods.

During inspections and review

• Coordinate access windows with the seller so inspectors can get in early.
• Ask the listing side to request the HOA resale packet on day one. If the HOA is slow, consider requesting expedited delivery or documenting expectations in writing.
• Clarify who handles any required reports or certifications, like termite or roof.

If the appraisal comes in low

• Decide your path quickly: bring more cash, ask for a price reduction, request a reconsideration or second appraisal, or cancel if your contingency allows.
• Communicate the plan fast so you do not miss contingency deadlines.

Final week before closing

• Schedule your final walkthrough 24 to 48 hours before funding.
• Confirm wiring instructions by phone with your escrow officer to avoid fraud.
• Have funds ready to wire and watch your bank’s transfer cutoffs.

Sample timelines you can expect

These are realistic starting points. Your actual path depends on your loan, property, and negotiations.

Cash purchase

• Day 0: Offer accepted and escrow opened
• Days 1 to 3: Deposit wired
• Days 3 to 7: Inspections
• Day 7: Resolve any repairs or credits
• Days 8 to 14: Final walkthrough, sign, fund, and record

Conventional loan

• Day 0: Offer accepted and escrow opened
• Days 1 to 3: Deposit wired; lender orders appraisal
• Days 3 to 10: Inspections
• Days 10 to 17: Appraisal and underwriting conditions
• Days 17 to 25: Negotiate and clear items
• Days 21 to 30: Clear to close, sign, fund, record

Jumbo loan

• Day 0: Offer accepted and escrow opened
• Days 1 to 3: Deposit wired; appraisal ordered
• Days 3 to 14: Inspections and HOA documents requested
• Days 14 to 30: Underwriting conditions and title clearance
• Days 30 to 45: Clear to close, signing, funding, recording

Who is involved and what to prepare

Keep your team aligned and documents ready so responses are fast and complete.

• Key parties to track

  • Buyer, seller, buyer’s agent, listing agent, lender, escrow officer, title company, HOA manager, home inspector, termite inspector, appraiser.

• Documents you will likely need fast

  • Photo ID, proof of funds, bank statements, tax returns, pay stubs, HOA contact information, and evidence of your deposit.

• What the seller typically provides

  • Transfer Disclosure Statement, Natural Hazard Disclosure, preliminary title items, HOA resale packet if applicable, and other required forms.

• Items to order early

  • General home inspection, sewer scope, termite report, and the HOA resale packet where applicable.

Smart strategies for Cheviot Hills buyers

• Act early on HOA and inspections. The HOA packet and specialty inspections are frequent delay points. Ordering on day one gives you room to negotiate or plan repairs.
• Be realistic about jumbo timing. Appraisal and underwriting may take longer. Build extra time into your loan and contingency periods when possible.
• Keep documentation fresh. Avoid large transfers or new credit during underwriting, and reply to lender requests within 24 to 48 hours.
• Balance speed with protection. Shorter contingencies can help you win, but only commit if you can confidently meet them.

Your next move

Buying in Cheviot Hills rewards preparation. With the right timeline, proactive inspections, and a responsive team, you can move from accepted offer to keys in hand with less stress. If you would like a principals-led, concierge experience and local guidance tailored to Westside escrows, connect with Rebecca Davis for a thoughtful plan from offer to closing.

FAQs

What is a typical inspection period in Cheviot Hills?

• Many buyers use 7 to 10 business days. In competitive offers, some shorten to 3 to 5 days, which increases risk.

How long do HOA resale packets usually take?

• Expect 7 to 15 business days for many associations. Some offer expedited options, but delivery speed varies.

What are my options if the appraisal is low?

• You can bring extra cash, ask the seller to reduce price, challenge the appraisal or seek a second one, or cancel if your contingency allows.

How can I speed up loan underwriting on the Westside?

• Provide complete, current financials up front, avoid large transfers or new debts, and respond to lender requests within 24 to 48 hours.

How long does a cash escrow take in Cheviot Hills?

• Many cash deals close in about 7 to 21 days if both sides are responsive and inspections are clean.

Who pays which closing costs in Los Angeles?

• It depends on your contract and local custom. Your escrow and title teams will provide a settlement statement before closing.