Who Does What in the Closing Process?
October 06, 2026
A real estate closing involves several participants, each with responsibilities that help move the transaction toward completion. The buyer, seller, lender, escrow officer, and title company handle different parts of the process—from providing documents and arranging financing to examining public records and disbursing funds.
Here’s an overview of their roles.
The Buyer
The buyer submits a written offer or accepts the seller’s counteroffer, accompanied by a good faith deposit. When financing is involved, the buyer applies for a loan and completes the lender’s required forms.Throughout the transaction, the buyer reviews and signs documents, approves applicable reports, fulfills remaining contract and loan conditions, and deposits the funds necessary to close escrow.
The Seller
The seller accepts the buyer’s offer and provides documents and information needed for the transaction. These may include lienholder information, tax receipts, warranties, and any leases or rental agreements.The seller also signs the required documents, fulfills conditions specified in the contract and escrow instructions, and approves payoff demands and any final changes.
The Lender
When the buyer is obtaining financing, the lender receives the loan application and begins the qualification process. This includes ordering and reviewing information such as the appraisal, credit report, employment verification, and title information.Following underwriting approval, the lender establishes loan conditions and title insurance requirements, provides loan documents and instructions to escrow, and coordinates funding with the escrow officer.
The Escrow Officer
The escrow officer acts as an impartial stakeholder, holding funds and coordinating documents in accordance with the transaction’s instructions.Responsibilities include preparing escrow documents, obtaining authorized payoff information, presenting documents for approval and signature, and receiving loan proceeds. The escrow officer also coordinates recording and completes settlement activities, including disbursing proceeds and paying existing obligations.
The Title Company
The title company examines public records affecting the property and issues a report identifying title information and requirements.The title company determines the requirements and documents needed to complete the transaction, reviews signed documents, and coordinates recording and issuance of title insurance policies when authorized.
Learn More About the Participants
Each participant has a distinct role, and the specific responsibilities and procedures can vary by transaction.
Download our Participants in the Closing Process flyer
Have questions about title or escrow?
Contact your Ticor Title team to learn more.