When selling a home, the escrow process can feel overwhelming for many Lehigh Valley homeowners. This critical period between accepting a purchase agreement and finalizing the sale involves numerous steps to legally transfer property ownership. While traditional MLS listings often drag this process out for weeks or even months, selling directly to iBuyLehigh dramatically streamlines the timeline, aligning with our mission to provide fast, stress-free solutions.
In this blog post, we’ll guide you through the typical escrow process steps and what homeowners can expect when selling in Allentown. More importantly, we’ll explain how our approach at iBuyLehigh eliminates red tape and unnecessary delays, offering a more compassionate and efficient alternative to traditional home selling.
Step 1: Opening Escrow
The escrow process begins when the buyer’s agent sends the signed purchase agreement to an escrow company. This third-party intermediary then opens a file and distributes instructions to both buyer and seller regarding next steps and required documentation—already creating potential delays and complications for homeowners needing a quick, straightforward solution.
Step 2: Title Search and Insurance
Next comes the title search and insurance procurement—a crucial step to verify the property has a clear title without liens or encumbrances that could derail the sale. The escrow company works with a title company to conduct this investigation, adding another layer of complexity and potential delays to the traditional selling process.
Step 3: Home Inspection and Repairs
Following the title work, buyers typically schedule a home inspection to identify any property issues requiring attention. For sellers with distressed or inherited properties—many of whom are our clients at iBuyLehigh—this inspection often reveals costly repairs. In traditional sales, sellers must either complete these repairs or negotiate price reductions, creating additional stress and expense.
Step 4: Appraisal
After addressing repairs, the buyer’s lender typically orders a property appraisal to confirm the home is worth the agreed purchase price. If the appraisal comes in below the sale price—a common issue with distressed properties—sellers face difficult choices: lower the price, convince the buyer to pay the difference, or make value-adding improvements. This represents another potential roadblock in the traditional selling process.
Step 5: Contingencies
Throughout escrow, various contingencies must be satisfied before completing the sale. These conditions—which might include financing approval, satisfactory inspections, or specific repairs—create uncertainty for sellers. The escrow company monitors these contingencies, but each represents a potential point of failure that could collapse the entire deal, leaving homeowners back at square one.
Step 6: Closing
Once all escrow steps are complete—assuming no issues arise—the sale finally closes. This involves transferring ownership from seller to buyer and exchanging funds. The escrow company handles the necessary paperwork and financial transfers, bringing the lengthy process to its conclusion—often weeks or months after it began.
As you can see, the traditional escrow process creates significant stress and uncertainty for homeowners. This is exactly why we founded iBuyLehigh—to offer a more compassionate, efficient way to help Lehigh Valley homeowners sell without these burdens.
Why Choose iBuyLehigh?
With a direct sale to iBuyLehigh, you can bypass the entire complicated escrow process. Instead of weeks of uncertainty, we make a fair cash offer on your property and can close in as little as 7 days. This approach embodies our core values of speed and simplicity, removing the red tape common in traditional real estate transactions while providing you with immediate funds.
A direct sale to iBuyLehigh eliminates other common homeowner headaches too. Unlike traditional buyers, we purchase properties as-is—whether they’re facing foreclosure, have code violations, or need extensive repairs. This means no costly fix-ups, no staging for showings, and no waiting for buyer financing approval. Our approach is designed specifically for homeowners facing challenging circumstances.
Another significant advantage of working with iBuyLehigh is the absence of real estate commissions and hidden fees. Traditional sales typically involve paying 5-6% of your home’s value to agents—potentially thousands of dollars. As local real estate investors rather than agents, we don’t charge commissions or surprise you with unexpected costs. This transparency means you keep more money from your home sale, aligning with our commitment to honest, straightforward transactions.
Perhaps most valuable is the certainty and peace of mind that comes with selling to iBuyLehigh. Traditional sales frequently fall through during escrow—devastating for homeowners counting on the proceeds, especially those facing financial hardship or urgent life transitions. Our direct buying process eliminates this risk. When we make an offer, we stand behind it with integrity, giving you confidence that your sale will close on schedule, exactly as planned.
The escrow process doesn’t have to be the stressful ordeal that traditional real estate makes it. At iBuyLehigh, we’ve built our business on providing Lehigh Valley homeowners with a faster, more compassionate alternative. Whether you’re dealing with an inherited property, facing foreclosure, or simply need to sell quickly without the typical hassles, our local team is ready to help. If you own a property in Allentown and need a solution-oriented approach, contact iBuyLehigh today to discover how our straightforward process works. (484) 549-0019