Why Choosing the Right Escrow Officer Matters

After more than 25 years in this industry, I’ve sat across the table, figuratively and literally, from developers, attorneys, lenders, brokers, and investors at every stage of a deal. And in all that time, one thing has remained constant: the escrow officer you choose can either be the steady hand that brings a transaction home, or the variable that quietly introduces risk into an otherwise well-structured deal.

There are talented escrow professionals throughout commercial real estate. But not all escrow officers are created equal, and in complex commercial transactions, the gap between adequate and exceptional can mean the difference between a smooth closing and a costly delay. Or worse.

So, before we get into what we do at the Seibold Group, let’s talk about what you should actually be looking for, regardless of who you work with.

What to Look for in a Commercial Escrow Officer

Choosing an escrow officer for a commercial transaction isn’t the same as selecting one for a residential closing. The stakes are higher, the structures are more complex, and the margin for error is slim. Here’s what I’d tell anyone evaluating their options:

Specialized commercial experience, not just volume.

Ask specifically about commercial transactions: how many they’ve closed, at what size, and in what asset classes. An escrow officer with thousands of residential closings under their belt may have limited exposure to 1031 exchanges, multi-party ownership structures, or ground leases. Make sure the experience is actually relevant to your deal.

Proactive communication as a standard, not a selling point.

Every escrow officer will tell you they communicate well. What you want to know is: what does that look like in practice? Do they reach out when something changes, or do you have to chase them? Do they give you status updates before you think to ask? A good escrow officer keeps all parties informed and moving, without you having to manage them.

Problem-solving ability under pressure.

Commercial deals rarely go exactly as planned. Title issues surface. Lender requirements shift. Deadlines get compressed. The question isn’t whether problems will come up, it’s how your escrow officer responds when they do. Look for someone who leans into complexity rather than escalating it. Ask them to walk you through a challenging transaction and how they resolved it.

Legal and contractual fluency.

Your escrow officer doesn’t need to be your attorney, but they do need to understand the legal and contractual landscape of the transactions they’re handling. As deals have grown more complex, an escrow officer who can read a ground lease, understand an easement issue, or flag a contract inconsistency is genuinely valuable. One who can’t may slow things down or, worse, miss something important.

Multi-state capability, if you need it.

If your portfolio crosses state lines, or if it might, make sure your escrow officer can move with you. Multi-state closings require familiarity with varying regulatory requirements, underwriting standards, and local market norms. Having to re-introduce your deal to a new team every time you enter a new state adds friction and risk.

Wire fraud and security protocols.

Wire fraud is one of the most significant threats in commercial real estate today. Before you assign escrow, ask what the company’s verification procedures look like for wire transfer instructions. Do they use encrypted communication channels? Do they call to confirm wiring details via a known, trusted number before any funds move? If the answer is vague, that’s a red flag.

Title and due diligence depth.

A skilled escrow officer is more than a conduit for documents; they’re an early warning system. They should be reviewing title for encumbrances, clouds, or unresolved claims that could derail your closing, and they should be surfacing those issues early rather than letting them land on you at the table. Ask how they approach the due diligence phase and what their track record looks like when complications arise.

Genuine accountability.

The best escrow officers take real ownership of the transactions in their care. That means being available when it matters, taking initiative when something needs to move, and being honest with you when there’s a problem, rather than hoping it resolves itself. You want someone in your corner who treats your deal like it’s the most important one on their desk, because the best ones do.

The Seibold Group: Experience That Goes Deeper Than the Title

My path into escrow wasn’t a straight line. I started in community banking, earned my certified escrow officer designation in both California and Nevada, and eventually became the senior commercial escrow officer and manager of commercial operations for the state of Nevada at First American Title. And then, because I kept seeing legal and contractual issues get more complicated, I went back to school.

I attended law school at night while conducting escrow by day, graduating from William S. Boyd School of Law in 2013 and passing the Nevada State Bar in 2014. I’m not sharing that because I think credentials make a great closer. I’m sharing it because my clients deserve to know that when a complex legal issue surfaces in their transaction, I’m not reaching for the phone to find someone to explain it to me. I understand it, and I know how to work through it.

Over the course of more than 25 years, our team has facilitated over $10 billion in closed commercial real estate transactions. We work across all 50 states, from local Las Vegas deals to national portfolio closings, and we serve clients across asset types that include land, retail, gaming, aviation, auto dealerships, education facilities, and government properties.

That range matters. Because when your transaction involves a property type or structure we haven’t seen before, chances are, we actually have.

What We Do Differently at the Seibold Group

When clients work with us, here’s what they can expect:

Proactive communication, always.

We reach out before you wonder what’s going on. Our clients pick up the phone when we call because we pick up ours. That two-way responsiveness is baked into how we operate at every level.

A multi-disciplined team.

Our backgrounds span real estate, investments, law, and operational management. That breadth means we don’t just understand the contract in front of us; we understand the people and business considerations behind it. Whether we’re working with a developer, a lender, or a broker, we speak your language.

Discretion and confidentiality.

Commercial real estate transactions often involve sensitive business decisions and significant capital. We treat every closing, and every client, with the discretion they deserve.

National closing capability under Fidelity National Title.

Our platform allows us to close transactions in all 50 states. Whether you’re acquiring a single asset in Nevada or managing a multi-state portfolio close, you don’t have to find a new team every time you cross a state line.

Rigorous fraud prevention.

Wire fraud is one of the most serious threats in commercial real estate today. We use encrypted communication, verified wire transfer protocols, multi-factor authentication, and ongoing employee training to protect every transaction. You can read more about our approach here.

Title and due diligence expertise.

Clouds on title, unresolved claims from prior transactions, are among the most common reasons commercial deals stall. Our team is skilled at identifying and clearing these issues before they become closing-day surprises. We’ve navigated everything from deceased owner name removals to complex encumbrance resolutions.

“We creatively find a way to make your closing work through the appropriate channels and processes. We are problem solvers who work proactively to help find solutions to problems that are encountered more often as deals are becoming more complex.”

— Michele Seibold, Seibold Group

My Philosophy on Client Service

I started the Seibold Group because I believed there was a better way to do this. Commercial real estate is hard enough, the financing challenges, the negotiation, the due diligence, the regulatory compliance. Your escrow officer shouldn’t be another source of stress.

What I’ve always cared about is this: when a client calls me, they deserve to reach someone who knows their deal, knows the issues, and already has a plan. Not someone picking up the file for the first time. I want my clients to feel genuinely confident that their closing is in good hands.

That’s why I went to law school while working full time. That’s why I hold certifications in two states and maintain active memberships with NAIOP and CCIM. That’s why my team draws from backgrounds in law, investment, operations, and brokerage, because no one person has every answer, but a well-rounded team can anticipate almost anything.

At the end of the day, my job is to instill confidence in your closing. Not just to get it done, but to get it done right, in a way that makes you want to call us for the next one too.

What Our Clients Say

I’ll let our clients speak for themselves here. Because ultimately, the measure of what we do is in the relationships we’ve built over decades of working together.

“I have worked with Michele for many years now and I am always comforted to know she is handling the escrow work. Michele is extremely competent and proactive with the transactions she handles. I know that if there is a problem she is always available and no deal is too complicated. The communication level provided by her team is unmatched in the title and escrow industry.”

— Lyle E. Brennan

 

“I’ve closed many transactions with several companies and escrow officers and nothing makes me happier than to know that Michele will be handling our closing. Her level of professionalism, expertise, communication and overall great attitude is unmatched. She will commit to make sure it’s nothing on her end that will affect a closing. I’ve never worked with another escrow officer that is as knowledgeable, friendly and efficient as her. She truly is the best in the business.”

— Dariush Imani

 

“As an investor, developer and commercial agent I have worked with all of the major commercial title companies here in Las Vegas. I can say without a doubt, that Michele Seibold’s team are the absolute best I have ever worked with. They are timely, detail oriented, and bring a wealth of knowledge on title matters to every commercial transaction. They provide a comprehensive service that is second to none. Last but not least, they bring their warmth and kindness on a daily basis which often is lost in the hectic world of commercial real estate. I wholeheartedly recommend them without hesitation!”

— Caesar H.

Questions to Ask Before You Choose Your Escrow Officer

If you’re preparing for a commercial transaction and want to know your closing is in experienced, capable hands, we’d love to connect. Here are the questions I’d encourage you to bring to any escrow conversation, including ours:

• Does this escrow officer have hands-on experience with transactions of my size and complexity?
• Do they understand my specific asset type, financing structure, or regulatory requirements?
• What does their communication standard actually look like, proactive updates, or waiting to be asked?
• Can they close in multiple states if my deal requires it?
• What fraud prevention protocols do they have in place for wire transfers?
• Can they provide references from clients with similar transaction profiles?

If you’re not getting confident, specific answers to those questions, that’s information worth having before you’re in the middle of a deal.

We’re always happy to have that conversation. Reach out to me directly at michele@seiboldgroup.com or call us at 702-545-6834. And if you found this post helpful, you’ll find more like it at seiboldgroup.com/blog.