Fixtures, Personal Property & Opening Escrow
Contract — Pages 2-3: Personal Property & Escrow
Listing appliances correctly, opening escrow with Landmark, and close of escrow timing.
Section 5 — FIXTURES & PERSONAL PROPERTY: All existing fixtures and fittings transfer in “AS IS” condition automatically.
Lines 56-58 — Personal Property (Appliances): List all appliances NOT built-in by type/brand. Example: SS Samsung Fridge. Minimum = color. Best = brand AND color.
Generic terms like “fridge” or “as viewed” don’t bind the seller — they can swap in any working unit. Brand + color creates a specific, enforceable inclusion. MLS data is marketing copy, not contract terms.
Section 6 — OPENING OF ESCROW: Escrow opens one business day after Acceptance. This is where you lock in the Escrow Holder and Escrow Officer.
Escrow Officer — Dindy Roa — 562-761-6321 — [email protected]. Escrow Company: Landmark Title & Escrow.
If a seller counters title/escrow, the counter party has to pay if only one thing is being countered. Every list agent puts their preferred title in the offer — that’s a line they use to get their rep used. Stay with Dindy.
Using Dindy at Landmark every time gives SG leverage when issues arise — she knows our deals, our buyers, and our patterns. Switching escrow officers loses that relationship advantage.
Section 6.C — CLOSE OF ESCROW (COE): The date the deal is set to close. Once Escrow is OPENED with Landmark, this is when it ends.
COE Strategy — FHA: 30 days. Conventional: 30 days. If the deal needs work (financial or property issues): 45 days.
If the designated date falls on a weekend or holiday, COE shall be the next business day.
A 30-day timeline that starts at contract execution gives you the full month, even if counters consume the first week. Hard dates lose escrow time you can’t get back.