Buying or selling a home in Blaine and not sure what escrow actually does? You are not alone. Escrow can feel like a black box at the end of a long journey, but it is the system that keeps your closing accurate, secure, and on time. In a few minutes, you will understand each step, who does what, what it costs, and how recording works in Whatcom County.

This guide walks you through the escrow process from opening to recording, highlights local costs and taxes to expect, and shares practical checklists so you can close with confidence. Let’s dive in.

Escrow basics in Whatcom County

Escrow is a neutral third party that holds funds and documents until everyone has met their contractual obligations. The escrow company follows written instructions from you, the other party, and your lender if you have one. Escrow collects deposits, coordinates documents, and disburses funds only after every condition is satisfied.

In Whatcom County closings, escrow also coordinates with the title company to confirm a clear title and with county offices to record your deed and any mortgage documents. Think of escrow as the traffic controller that keeps your transaction moving safely from contract to recording.

Who does what at closing

• You and the other party: Sign the purchase and sale agreement, provide needed documents, and complete tasks on time.
• Escrow officer: Opens your file, holds funds, orders or coordinates title work, prepares settlement statements, schedules signings, sends documents for recording, and disburses funds.
• Title company: Performs the title search, addresses issues like liens or easements, and issues title insurance policies.
• Lender: If you are financing, the lender orders the appraisal, sets loan conditions, and wires loan funds to escrow at funding.
• Real estate agent: Keeps timelines on track and helps you navigate questions and decisions.
• Whatcom County offices: The Auditor records deeds and mortgages. The Treasurer provides property tax information used for prorations.

Timeline at a glance

Most financed purchases close in about 30 to 45 days. Cash deals can move faster. The actual timeline depends on your loan, contingencies, title issues, and local recording times. Your escrow officer and agent will help you manage each step.

Step-by-step process

1) Open escrow

After mutual acceptance, your earnest money deposit goes to escrow and is deposited per the contract instructions. Escrow confirms the deposit and may send an initial estimated settlement statement so you see the early numbers.

2) Title search and preliminary report

The title company completes a title search and issues a preliminary report that shows ownership, liens, easements, and exceptions. If anything needs attention, the parties resolve it per the contract before closing.

3) Inspections and contingencies

You complete inspections that apply to your property, such as general home, pest, septic, well, or environmental checks. You also remove contingencies by the agreed deadlines, including financing, inspection, appraisal, or the sale of your current home if that is part of your deal.

4) Loan processing

If you have a loan, your lender orders the appraisal and completes underwriting. Federal rules require the lender to provide your Closing Disclosure at least three business days before consummation. This document lists your final loan terms and closing costs.

5) Closing documents and walkthrough

Escrow prepares your settlement statements with prorations and fees. You sign the required documents, either in person or via a mobile notary if arranged. Bring a valid government ID and be ready to provide funds to close as directed by escrow. You typically complete a final walkthrough to confirm the property is in the expected condition.

6) Funding, recording, and disbursement

Once all signatures and funds are in, the lender wires loan proceeds to escrow if applicable. Escrow then sends your deed and any mortgage documents to the Whatcom County Auditor for recording. After recording, escrow disburses funds to the seller, pays off any liens, pays commissions and taxes, and issues title insurance policies per the instructions.

Costs and taxes to expect

Every closing is unique, but here are the common items escrow handles in Whatcom County:

• Escrow or settlement fee
• Title search and title insurance premiums for owner and lender policies
• Recording fees for the Whatcom County Auditor
• Lender fees such as origination, underwriting, appraisal, and credit report when financing
• Prorations for property taxes, HOA dues, utilities, and rent when applicable
• Washington Real Estate Excise Tax, usually paid at closing
• HOA or condo transfer, demand, or estoppel fees when applicable

Rates and who pays what can vary by contract and local practice. Confirm exact amounts and payor responsibility with your escrow and title company.

Property taxes and prorations

Escrow prorates property taxes based on Whatcom County Treasurer information and your contract’s closing date. In many cases taxes are billed in two installments. If you are buying, you will see your share for the period you own the home. If you are selling, you will see your portion through the closing date. Rural properties may have special assessments or local charges that are also prorated.

Local Blaine factors to verify

• Waterfront and shoreline: Properties near the Salish Sea may be subject to shoreline rules and critical area considerations that can affect title and future use.
• Cross-border details: Homes close to the Canadian border may have unique utility, access, or tax items to verify with local authorities.
• Rural systems: Many properties use wells, septic systems, or private roads. Expect inspections, maintenance records, and any transfer paperwork as part of escrow.

Your escrow officer and agent will direct you to the right local offices and documentation so you can confirm what applies to your property.

Title search vs. title insurance vs. escrow

It is easy to mix these up. The title search looks back through public records to verify ownership and find liens or easements. Title insurance then protects you and your lender against covered title defects that the search did not catch. Escrow manages the money and documents to close. All three pieces work together to deliver a secure transfer.

Protect yourself from risks

• Wire fraud: Always verify wiring instructions by calling your escrow company using a trusted phone number. Do not rely on contact information inside an email that shares wiring details.
• Last-minute changes: Read your Closing Disclosure, escrow instructions, and settlement statement carefully during the three day review window.
• Title issues: Obtain owner’s title insurance to protect against hidden title defects. Make sure any seller liens are paid off through escrow.
• Paper trail: Keep copies of all documents, including recorded deed, settlement statements, and proof of wire transfers.

If you have concerns about escrow conduct or a transaction issue, you can file a complaint with the appropriate Washington state regulator. For loan or disclosure issues, federal agencies accept consumer complaints. Your agent can help you find the right path.

What happens on recording day

On recording day, escrow confirms all funds are in and all signatures are complete. Documents are submitted to the Whatcom County Auditor for official recording. Once the deed is recorded, the property legally transfers. Escrow then disburses funds, pays off any existing loans and fees, and issues the owner’s title policy. Possession timing follows your contract, so check your agreement for key delivery details.

Pre-closing checklist for buyers

• Confirm your government issued photo ID for signing.
• Review your Closing Disclosure at least three business days before consummation.
• Verify wiring instructions directly with escrow, then send your funds to close.
• Provide proof of homeowner’s insurance and any required mortgage insurance to your lender and escrow.
• Complete all inspections and remove contingencies on time.
• Arrange utilities, review HOA documents, and confirm any septic, well, or permit requirements.
• Ask escrow for a final estimated settlement statement showing prorations and fees.

Pre-closing checklist for sellers

• Provide clear title documentation and payoff details for any existing mortgages or liens.
• Review your estimated net sheet, including Real Estate Excise Tax and closing costs.
• Coordinate possession and key handoff with the buyer and escrow.
• Deliver required property disclosures as outlined by state and local rules.

When you understand each step and prepare early, your closing can feel smooth and predictable. If you want a local guide who keeps timelines tight and communicates clearly, connect with Josh Crown to plan your next move in Whatcom County.

FAQs

Who pays escrow fees in a Whatcom County purchase?

• Payment is set by your purchase contract and local custom. Some fees are split, while others are typically paid by one side. Ask your escrow officer for an itemized estimate early.

How long does escrow take for Blaine homes?

• Most financed purchases close in about 30 to 45 days. Cash deals may close sooner, but timing depends on contingencies, title issues, lending, and recording schedules.

When do I get the deed after closing in Whatcom County?

• After the Whatcom County Auditor records the deed, you are the legal owner. Escrow provides copies of recorded documents, and your owner’s title policy follows after recording.

What is the Closing Disclosure and when do I receive it?

• The Closing Disclosure summarizes your final loan terms and costs. For most residential loans, lenders must deliver it at least three business days before consummation.

How are property taxes prorated at closing in Whatcom County?

• Escrow uses Whatcom County Treasurer data and your contract dates to prorate taxes. You will pay or receive your share based on the closing date and local billing cycles.

What should I do to avoid wire fraud during escrow?

• Always verify wiring instructions by phone using a known number for your escrow company. Do not rely on email only, and confirm the escrow officer’s identity before sending funds.