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hello my name is nick siegel im the president of partners trust real estate brokerage and acquisitions a boutique real estate firm here in los angeles today were going to talk about closing dates escrow and title first and foremost understand that a closing date is a target in the contract it talks about time is of the essence of the dates in place are not to be just benchmarks but to be defined dates that escrow is too close in this case it doesnt always happen you have factors such as loans and getting a loan and buyers can be delayed in that process at times so when youre thinking about your closing date understand that everyones trying in good faith to hit that closing date but i would say 40 of the time the actual closing date can be delayed and or advanced but if a closing date is to be advanced it can be advanced by mutual consent to the buyer and the seller in terms of escrow escrow is the neutral third party they are not to take sides they are be they are to be the gather