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Monday 8:30am - 5:30pm Tuesday 8:30am - 5:30pm Wednesday 8:30am - 5:30pm Thursday 8:30am - 5:30pm Friday 8:30am - 5:30pm

Viva Escrow

Escrow/Settlement Services

Settlement agent handling escrow services for the purchase and sale of real estate, businesses, mobilehome, refinance and loan transactions

09/02/2026

Hello all,

The best fraud prevention is before the fact, not during and definitely not AFTER. Here is a breakdown of how quickly we helped the real estate professional cut off an attempted real estate fraud transaction. Take note and beware, it could happen to you! https://conta.cc/3UYqsix

Email from Viva Escrow! Inc. Fraudster Tries to Sell a 100 Acre Property! Fraudster Tries to Sell a 100‑Acre Property! Hello all, The best fraud prevention is before the fact, not during and defi

08/04/2026

Last month, I shared a real world example of a family property—owned since the 1950s—being transferred casually and repeatedly between relatives, ultimately creating a maze of unclear ownership. Situations like that aren’t rare, and they highlight how easily well intentioned family decisions can snowball into complicated title issues decades later.

This month, I’m revisiting the topic of family ownership transfers and bringing back a set of questions from my March 2018 Newsblog that remain just as relevant today. These inquiries about Joint Tenancy, Living Trusts, and entity ownership come up often, and while escrow professionals can share industry experience, it’s crucial to understand when legal counsel is needed to avoid unintended consequences. https://conta.cc/4x3JamK

Email from Viva Escrow! Inc. How One Deed Can Change Everything The Ownership Questions We Keep Getting—And Why They Matter Photo by Justin Gonzaga A Hard Day's Night Dear all, Last month, I shar

07/02/2026

Hello all,

It’s simple to deed part your property interest to your family member, but are you doing it correctly? Have you thought out the consequences? Want to read about our transaction on a property that has a convoluted ownership? It’s a real head shaker. Oh, and there is a “tiny” change to the Los Angeles “Mansion” Transfer Taxes. A tiny change that can equate to hundreds of thousands of dollars to be paid when you sell a high-end property in L.A. Ouch. Welcome to my video and full Escrow Brief below: https://conta.cc/4wbeKhZ

Email from Viva Escrow! Inc. Decades of Transfers, One Big Title Problem You Can’t Make This Up: A Chain‑of‑Title Cautionary Tale Photo by Mohammed Abubakr In a formal ceremony on July 4, 1884,

06/02/2026

Yes, summer is here, the real estate industry is still struggling, but that won’t stop us from going on vacation. We just have to plan it right! For instance, don’t leave until the transaction is fully closed and the escrow officer has given their blessing! Why? Because sometimes, Murphy’s Law rules! If the transaction has not fully closed, the moment we leave, things happen!

Short video here - https://youtu.be/Kgtgm74zkTQ
Full Escrow Brief here - https://conta.cc/4amGGa2

So, if you or your clients will be taking a break, make sure the transaction is fully closed. Then, have a relaxing time, enjoy and come back rejuvenated!

Email from Viva Escrow! Inc. Don’t Board That Plane Until You Read This “Your Transaction Isn’t Done Until It’s Done” Hello, all, Yes, summer is here, the real estate industry is still struggling,

05/04/2026

Congratulations to Artemis 2!

If you think that giving your net proceeds away through escrow is that easy, you will need to think again. We are constricted by Escrow Law and our regulator to issue net proceeds only to those who are on the title ownership.

If you have a transaction which might have this scenario, please check with your tax accountant for his financial counsel first!

See my short video solely on the subject matter and here is the link to my May 2026 Escrow Brief in full: https://conta.cc/4ujputQ

Email from Viva Escrow! Inc. Why We Can’t Issue Checks to Non Owners—Even by Agreement “Who Gets the Proceeds? Not Non-Owners!” Congratulations to Artemis 2! Photo by Nick Fewings on Unsplash Gree

04/02/2026

Happy Easter, hope your eggs are all chocolate covered ones!

Here‘s a Seller who got sticker shock at closing because there were lines upon lines of HOA costs. Why? Well, it’s always good to remember that some projects have more than one Homeowner Association! See my short video solely on the subject matter: https://youtu.be/mSBqEjqvwHg And here is the link to my April 2026 Escrow Brief in full: https://conta.cc/486tLIk

Questions? The Easter Bunny may have some answers!

Email from Viva Escrow! Inc. Those extra line items on your estimate? They’re tied to multiple HOAs. “The HOA Fee Pile‑Up: Why Your Estimate Statement Looks So Busy” Photo by ROMAN ODINTSOV Happy

03/03/2026

Hello friends and Happy Chinese New Year of the Horse! Health and happiness to all!

I do sympathize with clients when they receive their estimated closing statement and are confounded by all the costs that go to closing their transaction. Here is one that doesn’t come up often – the private transfer fee. Not a fee that escrow charges, but one that escrow collects!

Follow this link to both my short video of that specific subject and to my full March 2026 Escrow Brief https://conta.cc/47kRRP0

Leave me your comments and questions! I look forward to answering them to the best of my ability!

Email from Viva Escrow! Inc. Ever Heard of Private Transfer Fees? Get the Scoop in My Video! “The Fee You Didn’t Expect: Inside the Private Transfer Fee” “Stand High and Look Far” Hello friends

02/03/2026

Hello, all,

It’s always distressing to be the bearer of difficult news that affect the real estate and escrow industry, but someone has to do it!

Since October of 2025 I have been giving webinars and seminars regarding the upcoming FinCEN AML government Ruling, hoping to reach as many real estate and escrow people as possible. I am doing so again in this month’s Escrow Brief. If you are wondering what the government wants from us now, I hope you will take a few moments to read it at this link https://conta.cc/4qVhi1p and pass it on to others!

I am always available to answer your questions. In solidarity with your concerns, Juliana

Email from Viva Escrow! Inc. What to expect when your escrow is closing on of after March 1st “When the government steps into your real estate transaction. ” Photo by Andrea Piacquadio Hello, all,

01/02/2026

Happy New Year and hope the picture included is not a true view of your state of affairs!

A Buyer was shocked at how much additional closing costs he had to bring in when he requested a small 5% down payment in a transaction. Unfortunately, there can be considerable differences to lender required costs between a 5%, 10%, 15% or 20% down payment loans. It is important that the Buyer does his homework on loan costs before he gets the estimate closing statement asking for money!

Short video on the subject matter at this link - https://youtu.be/wyYtdhHBgeE

Full Juliana Tu’s Escrow Brief at this this link - https://conta.cc/49BwjPK

A healthy and successful 2026 to all!

Email from Viva Escrow! Inc. Why Escrow Is Asking for More Money Than Your Down Payment “When a 5% down turns into 10% +” Happy New Year! The Day After Photo by Karola G Happy New Year and hope

12/02/2025

Happy Holidays to all!

Should kids be put on the property ownership? Well….. it depends. There is at least one concern, a pretty important one, that you can read about in my December Escrow Brief at the following links:

Short Video - https://youtu.be/hgQOpD9WATA
Full Escrow Brief with Video and Quote of the Month - https://conta.cc/48eEq4j

With the start of the New Year in just a few short weeks, it’s time to do your New Year’s resolutions. May I recommend one thing for your To Do list? Look over all your important real estate assets. Are there any issues in the ownership? Pull a “property profile” to make sure there was nothing untoward that was filed against it!

Best wishes for a wonderful holiday season!

Email from Viva Escrow! Inc. Adding a Minor to Title? You just complicated your ownership! “Adding a Minor to Title? You just complicated your ownership!” Happy Holidays to all! Should kids be put

Address

60 Alta Street, Suite 102
Monrovia, CA
91006

Opening Hours

Monday	8:30am - 5:30pm
Tuesday	8:30am - 5:30pm
Wednesday	8:30am - 5:30pm
Thursday	8:30am - 5:30pm
Friday	8:30am - 5:30pm

Telephone

+6265849999

Website

http://www.vivaescrow.com/

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