For investors and specialty sales
Specialty escrow, planned backward from the deadline.
Some escrows depend on dates nobody can move, such as a 1031 exchange deadline or a court hearing. Advantage One Escrow plans backward from those dates, starting the day the file opens.
1031 exchanges
A 1031 exchange lets you sell an investment property and buy another while putting off tax on the gain. A separate company called a qualified intermediary holds the sale money between the transactions. We coordinate the dates and documents with your intermediary, including wires.
Federal rules give you 45 days after the sale to identify the replacement property and 180 days to buy it, or less if your tax return comes due first. We can’t give tax advice. Plan the exchange with your tax adviser. 1031 processing is $250 on top of the regular escrow fee.
Business sales and liquor licenses
California’s bulk sale rules give a selling business’s creditors notice so they can file claims. We publish and record the notice, then hold the money through the claim period. We pay valid claims from the sale before the seller receives the rest.
When a liquor license is sold, state law requires an escrow. The Department of Alcoholic Beverage Control (ABC) must approve the transfer before escrow can close. We also handle franchise sales.
Probate and trust sales
The executor, administrator or trustee signs for the seller. A probate sale may need a judge’s approval, and other buyers may be able to bid at that hearing. We confirm who can sign as soon as the file opens. Then we plan around the court’s calendar.
Commercial and investment property
We handle sales of investment property and of commercial and industrial buildings. We also handle refinances of multi-family and commercial property. Those refinances are $95 plus $0.95 per $1,000 of the loan, with a $500,000 minimum.
Checklist
What to have ready.
Tick items off as you go. Your ticks stay in this browser only.
0 of 6 done
How much is the escrow fee for a sale?
Each side pays $300 plus $2.15 per $1,000 of the sale price. On any part of the price above $2,000,000, the rate is $1.75 per $1,000. On a $1,000,000 home, the fee is $2,450 for each side.
What other charges might I see from Advantage One?
A buyer with a loan pays a $500 loan processing fee. Sellers may see small flat charges, such as $30 for each loan payoff and $50 for each homeowners association. Our published fee schedule lists each charge.
Who pays the county transfer tax?
In Orange County, the seller usually pays it, though your contract decides. The tax is $1.10 per $1,000 of the price everywhere in Orange County, including Huntington Beach. Some cities in other counties add their own tax.
Who pays for title insurance?
The owner’s policy is usually the seller’s cost, and the lender’s policy is the buyer’s. The title company sets both premiums, and your contract can change who pays.
What does a refinance escrow cost?
For a single-family home, it is one flat fee based on the loan amount: $650 up to $750,000, $850 up to $1,000,000 and $1,200 up to $2,000,000, plus $200 processing. Loans above $2,000,000 are quoted. Multi-family and commercial refinances are $95 plus $0.95 per $1,000 of the loan, with a $500,000 minimum.
Do you handle Leisure World sales?
Yes. Advantage One has an escrow officer who specializes in Leisure World Seal Beach. Homes there are sold as co-op shares, and the community must approve the buyer. Our Leisure World page explains the steps.
Can you handle a mobile or manufactured home sale?
Yes. Many of these homes transfer through the state’s housing department (HCD) instead of the county recorder. A buyer in a park usually needs the park’s approval. We confirm how the home is titled when the file opens.
Do you handle 1031 exchanges?
Yes, we handle the escrow side. A qualified intermediary is a separate company that holds your sale money between the sale and the purchase. We can’t give tax advice, so plan the exchange with your tax adviser. 1031 processing is $250.
Can you handle a business sale or a liquor license transfer?
Yes. We handle business sales, including ones with a liquor license. When a liquor license is sold, California requires an escrow. The Department of Alcoholic Beverage Control (ABC) must approve the transfer before escrow can close.
Can we use escrow if we sell without real estate agents?
Yes. Escrow works the same way in a sale by owner, and the fees are the same. We stay neutral, so we can’t negotiate for either side or write the contract. A real estate attorney can help with that.
Can you handle a probate or trust sale?
Yes. The executor, administrator or trustee signs for the seller. A probate sale may need a judge’s approval before it can close. We confirm who has authority to sign when the file opens and plan around any court date.