Our Lake Balboa Cash Offer Process

Selling a house directly, without a listing or a financed buyer, is a different process than most homeowners are used to, and Los Angeles’ 9A report requirement adds a step most other cities do not need. Below is the actual sequence Cash Home Buyers CA follows for a Lake Balboa property, from the first phone call through funds landing in your account.

Step 1: Tell Us About the Property

The process starts with the property’s address and some basic information: its condition, whether it is occupied, and why you are considering selling. You can reach us by calling or texting (424) 493-4424 or by filling out the form on this page. There is no cost and no obligation at this stage.

Step 2: We Research Comparable Sales

We pull recent comparable sales specific to Lake Balboa. Movoto’s recent data put the median list price around $875,000 with a 49-day median to sell; we adjust for size, lot, condition, and proximity to Van Nuys Airport’s flight paths.

Step 3: Property Walkthrough

We arrange a walkthrough, either in person or through photos and video if that is more convenient. This is where we look at the roof, foundation, plumbing, electrical systems, and any unpermitted room additions or garage conversions common in the neighborhood’s older tracts.

Step 4: Written Offer

Based on the comps and walkthrough, we present a written offer, usually within 24 to 48 hours of our first conversation. The offer accounts for the sale price and the combined Los Angeles city and county transfer tax of $5.60 per $1,000. We walk through how the number was calculated rather than presenting it without explanation.

Step 5: Acceptance and Opening Escrow

If you accept, we open escrow with a licensed title and escrow company, order a preliminary title report, and request the 9A report from the Department of Building and Safety right away, since it usually paces a Los Angeles closing. If the property has a tenant, we also begin collecting an estoppel certificate confirming lease terms and rent.

Step 6: Title Review and Clearing Liens

The title company reviews the preliminary report for any liens, judgments, or ownership issues, including confirming whether old records still reference Van Nuys from before Lake Balboa’s 2007 split. Liens are typically paid off out of the sale proceeds at closing rather than requiring you to resolve them out of pocket beforehand.

Step 7: Signing

Once title is clear and the 9A report is back, you sign the closing documents, either in person or, for sellers who have already relocated, through a mobile notary or remote online notarization depending on the escrow company’s process.

Step 8: Recording and Funding

The deed is recorded with the LA County Registrar-Recorder/County Clerk in Norwalk. Once recording is confirmed, funds are wired to you the same day. A house with clear title generally closes in two to three weeks from acceptance, once the 9A report is back; a tenant-occupied property or one moving through probate typically takes three to six weeks because of the additional documentation involved.

What If the Property Needs Something We Did Not Expect

Occasionally the walkthrough or the title search turns up something not mentioned in the initial call, such as an unpermitted addition or an issue flagged in the 9A report. When that happens, we talk it through with you before adjusting anything, and in most cases the offer is revised to reflect the new information rather than withdrawn outright.

Why This Sequence Is Shorter Than a Traditional Sale

The steps above skip the listing period, where a house sits on the market waiting for a buyer, and loan underwriting, which can take thirty to forty-five days on its own. Because we are the buyer and we are not financing the purchase, those two stages simply do not exist in this process, which is the main reason the timeline from acceptance to closing runs in weeks rather than months.

Frequently Asked Questions

How long does the whole process take, start to finish?

From first contact to a written offer is usually 24 to 48 hours. From accepted offer to closing is typically two to three weeks for a house with clear title once the 9A report is back, or three to six weeks for a tenant-occupied property or probate estate.

Do I need to be present for the walkthrough?

Not necessarily. We can often work from photos and video if an in-person walkthrough is not convenient for your schedule.

What happens to my existing mortgage during the sale?

It is paid off directly out of the sale proceeds at closing, along with any other liens on the property.

Do I need to get the 9A report myself?

No. We request it from the Department of Building and Safety as part of our process.

Is there any cost to me during this process?

We do not charge fees or commissions. Standard closing costs, such as the transfer tax and title and escrow fees, are accounted for in the offer and settled at closing.

Ready to see what your Lake Balboa property is worth? Call or text 424-493-4424 or use the form above, and we will walk you through each of these steps as we go.

Written and reviewed by the Cash Home Buyers CA team, a Woodland Hills-based cash home buyer serving Los Angeles County.