Lela Ashkarian, PA, ABR, CRS, GRI, e-pro

305-395-0814

 

Buying a home is exciting, but once the offer is accepted, many buyers begin to feel the weight of the process. The excitement becomes paperwork. The dream becomes deadlines. The questions begin.

 

That is why my system for guiding buyers through escrow is built around one thing: clarity from contract to closing.

Under the Florida FAR/BAR contract, escrow begins after an offer is accepted and the earnest money deposit is placed according to the contract terms. During this time, inspections are completed, financing is processed, title is reviewed, insurance is arranged, surveys may be ordered, and every contractual deadline must be carefully monitored before closing.

For many buyers, especially first-time buyers, this can feel overwhelming. They are making one of the largest financial decisions of their lives while lenders, title companies, inspectors, insurance agents, appraisers, and sometimes attorneys are all working behind the scenes.

 

My role is to bring calm, structure, and confidence to the process.

At the start of escrow, I provide buyers with a clear roadmap based on the Florida FAR/BAR contract timelines. This includes every important date and milestone, such as:

Earnest money deposit deadline
Inspection period deadline
Loan application and financing commitment dates
Appraisal and underwriting timeline
Title search and survey review
Insurance requirements and binding deadlines
Wind, flood, and homeowners' insurance when applicable
HOA or condominium document review periods
Final walkthrough
Closing day, funding, and possession expectations

This roadmap is not just paperwork. It becomes a live guide throughout the transaction so buyers always know where they are, what has been completed, and what needs attention next.

Buyers are calmer when they understand what is normal. Silence creates anxiety, but clarity builds confidence.

Proactive Communication, Not Reactive Communication

 

My communication style is proactive. I do not wait for buyers to feel worried before I reach out.

I check in before deadlines, before documents are due, and whenever there is movement in the transaction. This helps buyers understand what to expect before lender requests, inspection findings, title documents, insurance questions, or closing figures arrive.

Translating the FAR/BAR Contract Into Plain Language

The Florida FAR/BAR contract is detailed, and every deadline matters. My job is to help buyers understand what the contract means in real life, not just what the pages say.

I walk buyers through important parts of the process, including:

Inspection reports and repair negotiations
Financing contingency obligations
Loan commitment deadlines
Appraisal concerns and possible gaps
Title commitment and survey exceptions
Closing Disclosure and ALTA settlement statements
Florida insurance requirements
Final walkthrough procedures
Wire fraud precautions and closing funds instructions

When buyers understand the process, they make better decisions. They do not have to guess. They do not have to panic. They know what is happening and why it matters.

Handling Problems Before They Become Bigger Problems

In real estate, issues can come up. Sometimes it is an appraisal gap. Sometimes, underwriting asks for more documentation. Sometimes the title needs clarification. Sometimes insurance takes longer than expected. Sometimes repairs become a negotiation point.

When that happens, I address the issue early and directly.

I explain:

What happened
What the FAR/BAR contract says
What options are available
What I recommend
Which deadline matters most next

My goal is not to emotionally manage buyers. My goal is to fully inform them so they can make strong, confident decisions.

In the Florida Keys, escrow can be more complex than in many other markets. Buyers may need to understand flood zones, wind insurance, seawalls, docks, boating access, vacation rental rules, elevated homes, older construction, and specialty waterfront properties.

These details matter.

A beautiful property may still require careful review of insurance, title, survey, permits, dockage, rental use, and long-term ownership costs. That is why experienced guidance is so important.

With 29 years of real estate experience, I know that a successful closing is not just about reaching the closing table. It is about helping buyers arrive there educated, protected, confident, and certain they made the right decision.

My job is to keep the transaction moving while keeping the buyer steady and informed every step of the way.

From contract to closing, I focus on communication, deadlines, protection, and peace of mind.

Because buying a home in Florida is not just a transaction. It is a major investment, a lifestyle decision, and often the beginning of a new chapter.