Escrow services
Local. Neutral. Professional.
Your smooth closing starts here. Independent escrow for agents, buyers, sellers, investors and lenders across Southern California.
Neutral third party. We do not represent the buyer or the seller — that is the service.
Why Diamond Valley
An escrow holder is neutral by definition. We take that literally.
We are not a party to your transaction, and we are not owned by one. Agents on either side of a deal can send us a file and know it will be handled the same way.
Every escrow is assigned to a named officer who opens it, works it and closes it — no queue, no handoff halfway through. Payoff demands and HOA document packages go out on day one, because those are the two things that most often move a closing date. Both sides get the same written timeline, so nobody has to ask what happens next.
Our staff will provide you with efficient and professional escrow services, and our goal is to make certain that all parties to the escrow are fully satisfied. We are dedicated to doing everything we can to get your deal closed.
How we help you succeed
Transactions we handle
Residential Purchases
Each residential purchase transaction is unique and demands the full attention of a dedicated escrow team.
1031 Exchange
A tax-deferred exchange run against the 45-day identification and 180-day closing clocks, coordinated with your qualified intermediary.
Refinances
Payoff demands ordered on day one, lender conditions tracked to clear, and reconveyance followed through recording.
How it works
The life of an escrow
Roughly thirty days, six stages, and one officer who owns all of them.
Escrow opened
We receive the executed contract, assign a file number, and send opening instructions to both sides the same business day.
Deposit and title ordered
Earnest money is receipted into the trust account and the preliminary title report is ordered so any liens surface early rather than late.
Demands and disclosures
Payoff demands, HOA document packages and lien releases are requested on day one, then chased until they arrive. These are what most often move a closing date.
Loan documents
The lender delivers documents, we prepare the estimated settlement statement, and signing is scheduled around the parties rather than the office.
Signing and funding
Signing with a notary, documents returned to the lender, funding authorised, and every party told where the file stands.
Recording and close
Recorded with the county, proceeds disbursed, and final settlement statements issued to both sides.
Wire fraud advisory
We will never email you wiring instructions.
Criminals monitor real estate email threads and send convincing last-minute changes to wiring instructions. Money wired to a fraudulent account is rarely recovered, and it is almost never insured.
- Call our office on a number you already have — never one printed in an email
- Verify every digit of the account and routing number by voice, with a person
- Treat any change to wiring instructions as fraudulent until you have proven otherwise
- Call us to confirm receipt after you send, on that same verified number
- If you suspect fraud, call your bank immediately, then call us
The team
Real people. Real solutions.
Every file is assigned to a named officer.
Kellie Jones
Director of Escrow
Jennifer Arriola
Escrow Officer
Ashley Cho
Escrow Assistant
Gisela Cortina
Escrow Officer
Natalie Arellano
Jr. Escrow Officer & Assistant
Victoria Serafin
Escrow Officer
Erika Cisneros
Escrow Assistant
Suzette Lising
Escrow Officer
Linda Williams
Escrow Assistant
Natalie Castaneda
Escrow Assistant
Learning Center
Worth the read
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Clearing the Path to Clear Title: What You Should Know About Preliminary Title Reports
One of the most important (but often overlooked) parts of the escrow process is the preliminary title report. At Diamond Valley Escrow,…
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Keeping Your Funds Safe: How Diamond Valley Escrow Protects Against Wire Fraud
Wire fraud is one of the biggest threats in real estate today, and at Diamond Valley Escrow, we take that threat seriously.…
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Understanding Property Taxes: What California Homebuyers Should Know About PCOR and the Homeowners’ Exemption
When you buy a home in California, property taxes are part of the package. At Diamond Valley Escrow, we’re here to help…
Ready when you are
Open your escrow today.
Send the contract and we will have instructions out to both sides before the end of the day.