Monique is an Escrow Officer at our CV Escrow office in Rancho Mirage and has been with us for four awesome years.

We’re extremely thankful for Monique given the positive impact on all of those she works with and has ensured that our clients are taken care of through every step of the escrow process!

Meet Monique!




What is your favorite thing about working at the company?

Working with my clients and the customers.

Tell us what a typical day at work for you entails.

My typical day entails phone calls and emails from agents, buyers and sellers. Fundings, closings, HOA and BIA processing and opening escrows.

What motivates you?

My family

How long have you been in the industry?

12 years

What is the one thing you can’t resist?

Any opportunity to please my family

What’s the best book you’ve ever read?

The Long Road Home by Danielle Steele

If you had to eat one meal every day for the rest of your life, what would it be?

Tacos, rice and beans

If you could do another job for just one day, what would it be and why?

I love working with children, so I would love trying to be a Kindergarten teacher.

What’s one item on your bucket list that you can’t wait to check off?

Going to Rome with my husband and kids

Thank you, Monique, for four years of dedication, caring for our clients and being so passionate about what you do! We look forward to many more years.


Meet Gina! She’s an Escrow Officer at CV Escrow and has been doing awesome work for our clients for over six years!

On a daily basis, Gina works hard to ensure that our clients have a remarkable (and stress-free) experience throughout their escrow process.

Her ability to overcome even the most challenging circumstances in an escrow truly is truly amazing, so we’re extremely grateful for her and all that she does.

What is your favorite thing about working at the company?

I love helping clients and the people I work with.

Tell us what a typical day at work for you entails.

Escrow. Escrow. Escrow.

What motivates you?

The challenge to get things done that agents think can’t be done.

How long have you been in the industry?

28 years

What is the one thing you can’t resist?


What’s the best book you’ve ever read?

The Bible

If you had to eat one meal every day for the rest of your life, what would it be?

Fried zucchini

If you could do another job for just one day, what would it be and why?

I would work at my kid’s school.

What’s one item on your bucket list that you can’t wait to check off?

A cruise.

Gina, on behalf of everyone in the Pango Group family, we wanted to thank you for your continuous motivation, dedication and hard work. You’ll contribution to our organization is greatly appreciated!

Check out our latest video to help people understand what goes on in an escrow!

We are thrilled to announce new Business Development Representative, Julie Brockman to our CV Escrow team! Julie can be reached at 760-883-0821 or for all of your escrow needs!

The Foreign Investment in Property Tax Act (FIRPTA) is a certificate of non-foreign status. FIRPTA addresses the disposition of U.S. real property interest by a foreign person. Section 1445 of the Internal Revenue Code requires that all transferees (buyers) of real property owned by a foreign person withhold and pay to the IRS up to 15% of the amount realized on the sale.

When dealing with a foreign seller, at the very beginning, agents should be confirming if the seller is a foreign seller or not. If he is a foreign seller (non-resident alien) and does not have an individual tax payer identification number (ITIN), then the agent should recommend he seek the assistance of his CPA in order to apply to the IRS for his ITIN and help him through the paperwork.

Who is a non-resident alien? A non-U.S. citizen who does not pass the green card test or the substantial presence test is considered a “non-resident alien.” If a non-citizen currently has a valid green card, he would pass the green card test and would be classified as a resident alien.
U.S. Real property interests include: Interest in a parcel or parcels of real property.

The IRS definition of an agent: Any person who represents the transferor (seller) or transferee (buyer) in any negotiation with another person (or another person’s agent relating to the transaction in the settling of the transaction).

Liability of agents: If the transferee (buyer) or other withholding agent receives a certification of non-foreign status and the agent knows that the document is false, the agent must provide notice to the transferee (buyer) or other withholding agent. If the notice is not provided, the agent will be liable for the tax that should have been withheld but only to the extent of the agent’s compensation from the transaction.


CV Escrow in La Quinta would like to welcome Escrow Officer, Kim Crystal! Kim can be reached at 760.674.9830.

Thumb Up SignOne of our priorities here at CV Escrow is to ensure we keep you informed about topics affecting our industry! So, we wanted to share with you a few details about a pretty hot topic: Social media + RESPA

We all love social media. It’s awesome! It allows us to stay in touch with friends, family and colleagues and lets us show them we care about what’s going on in their lives.

But, unfortunately, it has opened the doors to legalities around the type of relationships that companies like ours can have with you online.  

Recently, regulators have been closely analyzing and cracking down on social media business arrangements that violate RESPA’s anti-kickback provisions and other anti-steering laws.

So what does this mean? Here’s an example: Here in California, something as simple as a Facebook “like” can lead companies receiving a cease-and-desist letter from the Department of Business Oversight (DBO), which supervises state-licensed financial institutions like banks, loan originators, broker-dealers and escrow agents.

But it’s not that straightforward.

Our team can ‘like’ a photo of your vacation or wish you a happy birthday, but we can’t ‘like’ anything you post related to a new listing or open house.

You might be thinking to yourself, “but, why?”

Basically, it boils down to certain types of “likes” being seen as promoting actions and giving a “Thing of value” – a big no-no when it comes to RESPA.

Since these rules are somewhat vague and open to interpretation, there’s a lot of talk around what’s a violation and what’s not.

So what does this all mean?

We love what we do as a company. We live to provide you with impeccable service. In turn, we want to be around for the long haul. To ensure this is possible, we will closely follow all of the rules that exist around this topic.

We just wanted to remind you that we like you, even if we can’t like your page!

Of course, please feel free to contact us if you have any questions or are interested in learning more about this topic. As always, we’re here to lend a helping hand whenever we can!

escrow terminologyThe language of escrow and the real estate transaction doesn’t need to be a stumbling block; once you know the terms, these words become what they are meant to be – valuable tools to help smooth the road to a successful transaction.

This is a clause in the sales contract that says something must happen before the sale goes through. The sale is contingent on this event, in other words. Common contingencies are the arrangement of financing, a successful home inspection or wood pest inspection, or a roofing or sewer report.

The Foreign Investment in Real Property Tax Act of 1980 is important if you are buying a property from a person or corporation that is not US-resident. FIRPTA rules state that the buyer must withhold 10% of the realized sale price for tax purposes. A common exception is if you are buying a personal residence for under $300,000.

The California version of FIRPTA, this legislation requires the withholding of a percentage of the sales price for most California real estate transactions. Talk to your realtor or escrow officer to get a full explanation of how this law affects your transaction.

An easement is an allowance, written into the property’s title, for another person or company to have access to a portion of the land for some purpose. Often an easement allows access to power lines or utilities running through the property. A registered easement gives the other party legal access, and restricts what the owner can do on that piece of the property.

An encroachment is any structure or physical thing that intrudes on somebody else’s space. Encroachments must be agreed upon before building, resolved if discovered, or removed if objected to.

An escrow is a financial arrangement where a third party (the escrow company) holds and regulates payment of the funds required for two parties to complete a transaction. It helps make transactions more secure by keeping the payment in a secure escrow account which is only released when all of the terms of an agreement are met as overseen by the escrow company.

Deed of Trust
In many states, including California, this document takes the place of a mortgage. The Deed of Trust places a property’s title in the hands of a Trustee, usually a title company, along with the specifics of the buyer’s loan and repayment provisions.

This is a legal claim on a property by someone the owner owes money to. In real estate transactions, the lender will attach a lien to the property title, saying any money from sale of the property will first be used to pay off the loan.

In a real estate deal, the escrow agent will need to figure out the buyer’s and seller’s portions of expenses that get paid according to a certain date – eg taxes, interest or utility bills. The agent will pro-rate the expense, doing the arithmetic based on the transaction’s closing date.

Grant Deed
This is the actual document of the real estate sale. It states that the seller, or Grantor, is selling the property to the buyer, or Grantee. It states the specifics of the property, and that the seller has revealed any liens or encumbrances. The Grant Deed is usually notarized and recorded.

Title Insurance
This is an insurance policy for buyers that protects them against unanticipated defects in the property title. These could be anything from hidden liens, ex-spouses, unrevealed heirs, or recording errors, to forgery. Title insurance policies carry different specifics and exceptions, so examine yours carefully.

Closing Costs
The buyer and seller have expenses associated with the transaction other than that of the actual cost of the home. For example, the buyer has a variety of fees due for obtaining a new loan and the seller must pay commission to both agents.

Closing Disclosure
A form that provides the final details about the mortgage loan. It includes loan terms, projected monthly payments, and how much the extra fees will be.

This is the final meeting where the buyer and seller sign the necessary paper-work, complete the transaction, and release/take possession of the property. Usually the representing agents and attorneys attend.

Property Taxes
These are the taxes that are enforced by the city, town, county, and state government entities. These taxes are included in the total monthly mortgage payment and are held in escrow by the lender.

Please share with your clients, these terms are a great resource for all parties in a transaction to be familiar with.

FinCENOn July 26, 2016, the Financial Crimes Enforcement Network (“FinCEN”), a bureau of the United States Department of Treasury, issued a Geographical Targeting Order (“GTO”) requiring title insurers, their subsidiaries and agents, to report certain information in connection with the purchase of 1-4 unit residential real properties in Covered Transactions.

A “Covered Transaction” is an all-cash transaction in which the property is being purchased by a limited liability company, corporation, partnership or a similar legal or business entity, and the purchase price is $2,000,000 or more (for properties in the counties of San Diego, Los Angeles, San Francisco, San Mateo or Santa Clara, California).

If a property is being purchased in a Covered Transaction that meets these criteria, the proposed insured purchaser must provide all information necessary for the Title Company to complete IRS form 8300.

What are Covered Transactions?

* The property being purchased is 1-4 unit residential property;

* The property is located in any of the designated counties of California

* The sales price meets the designated threshold amount;

* The purchaser is a legal entity (i.e., a corporation, LLC, partnership or similar business entity);

* The property is purchased without a loan or similar form of external financing; and

* Any portion of the purchase price is paid using currency, cashier’s check, certified check, traveler’s check, money order, personal check or business check.


To satisfy this requirement, we may need to obtain additional information from other parties involved in the transaction.

For more information, please visit the following links:

Real Estate Contact ListsWhen dealing with as many people as a real estate agent does throughout the normal, daily routine, keeping track of names, faces, numbers and affiliations can be a challenge. A good real estate agent works with many personalities throughout the day, and in order to keep the business thriving, it is important to organize and stay in contact with these people even when not directly interacting with them.

What many agents don’t realize is that while garnering new business takes up a big part of the work you might do day to day, a lot of that work can already be done for you by organizing the contacts you already know and optimizing your relationship with them by touching base via email. Whether you keep track of your contacts through a CRM, on your phone or on your computer, organizing these contacts into predetermined lists can greatly streamline your process of reaching out and connecting.

Your current contacts represent your most valuable asset in gaining new business. Don’t let this resource fall by the wayside. Once you’ve set order to your contacts, devise a marketing plan for each group. You don’t have to touch base with each group daily, weekly or even monthly, but sending out little touches here and there can work greatly in your favor. Perhaps a quarterly newsletter or even simple Happy Birthday or Anniversary messages will help to remind customers and contacts that you are an agent that pays attention to detail and will go above and beyond for your clients.

Here are the six essential lists you should be organizing your contacts into:

Your Sphere of Influence

These are colleagues outside of real estate that are important to maintain contact with, for personal and professional reasons. This list should include friends, family members and past colleagues from outside the real estate realm.

Past Clients

If you’re a newer agent, fear not, this list will grow with time. It is always a good idea to keep track of clients you’ve worked with before as they most likely will move again in their lifetime or will know somebody looking to buy or sell a home. If you maintained a good relationship with your client throughout the home buying or selling process, keeping in contact after the fact will only strengthen that bond and make that client more likely to recommend you to their family and friends.

“A” Leads

These are any clients looking to buy or sell within the next 90 days. These clients are pre-approved and highly motivated at this stage.

“B” Leads

This list of clients is slightly less-motivated. They are perhaps six months away from buying or selling, so still in the early stages of looking and getting serious about making a move on the market.

“C” Leads

These are clients to keep in your back pocket. They may be leads gained through a website or from an open house who are just starting to think about real estate.

Business Development

These are entities that help you get the job done and are very important. Members of this list include builders, lawyers, accountants and referral agents.

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