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Escrow Services, Inc.

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Mandeville, LA
Escrow Services, Inc.

Escrow Services, Inc. has been closing and servicing Bond for Deeds and other owner-financing options in Louisiana since 1985.

With decades of service in Bond for Deed, land contracts, & more, we’re trusted by Real Estate Professionals, Buyers, & Sellers.

06/22/2026

In today’s market, the biggest hurdle to homeownership often isn’t the monthly payment — it’s the cash required to close.

Traditional mortgage transactions can require thousands in prepaid taxes, insurance, and lender fees, putting real pressure on buyers before they ever get the keys.

A Bond for Deed can offer a practical alternative.

In this first post of our Bond for Deed Flexibility Series, we break down how this structure can significantly reduce upfront costs by eliminating many lender-driven expenses — and even allow buyers to apply more of their cash toward the down payment instead.

It’s not a replacement for conventional financing, but it can be a smart bridge when liquidity is the issue.

👉 Read more: https://www.escroserv.com/bond-for-deed-information/bond-for-deed-flexibility-series-1-how-a-bond-for-deed-can-materially-reduce-closing-costs/

In today’s real estate environment, many borrowers struggle to bring enough cash to the closing table. Between rising insurance costs, higher interest rates, and the increasing reality that buyers may now pay their own agent’s commission, the total funds required to close a conventional mortgage...

06/17/2026

When structuring a seller-financed deal, this question often comes up:

“Should we use a Bond for Deed or a private mortgage?”

At first glance, a private mortgage seems simpler — title transfers at closing, and the seller holds a note. But in practice, the real difference shows up when things don’t go as planned.

In this latest article, I break down why many sellers in Louisiana choose a Bond for Deed instead — especially when there is an existing mortgage on the property or concerns about default.

Here’s the key distinction:

With a Bond for Deed, title remains with the seller, and default can often be resolved through a statutory cancellation process (without judicial foreclosure).

With a private mortgage, title transfers to the buyer — and if payments stop, the seller may be forced into a full foreclosure proceeding that can take months and involve significant cost.

That difference can fundamentally change the risk profile of the transaction.

Of course, there are tradeoffs — including potential liability exposure — which is why structure matters.

If you’re advising clients on seller financing, this is a distinction worth understanding.

👉 Read the full article here: https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-10-why-choose-a-bond-for-deed-instead-of-a-private-mortgage/

A common question from sellers is whether it makes more sense to use a bond for deed or a private (seller-financed) mortgage. The first question is whether there is mortgage on the property. If the answer is yes, the Bond for Deed is the preferred alternative in that the title remains with the selle...

06/08/2026

One of the most common questions in seller financing is simple:

What happens if the buyer stops paying?

In Louisiana, a Bond for Deed is not a “free-for-all.” It’s governed by a structured legal process that protects both parties.

In this article, I break down:
• The required 45-day notice and cure period
• What sellers must do before taking action
• Why cancellation—not foreclosure—is the remedy
• How this structure reduces time, cost, and uncertainty compared to traditional financing [escroserv.com]

Understanding this process is critical for buyers, sellers, and agents working with owner-financed transactions.

👉 Read the full article https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-9-what-happens-if-the-buyer-does-not-pay/

One of the most common questions asked by bond for deed sellers is: “What happens if the buyer stops making payments?” In Louisiana, this situation is governed by specific statutory requirements, and the process is both structured and protective of all parties. Mandatory Notice and Cure Period I...

06/01/2026

Bond for Deed Fact #8: What Happens If a Party Dies?

A common misconception:

👉 “Does a bond for deed terminate if the buyer or seller passes away?”

It doesn’t.

A properly structured bond for deed is a heritable contract—it survives the death of either party.

That means:
• The buyer’s interest passes to their heirs
• The seller’s rights pass to their estate or successors
• The agreement continues according to its original terms

Why this matters -

This continuity is critical for:
➡ Estate planning
➡ Long-term transactions
➡ Protecting both parties’ interests over time

A bond for deed isn’t just a short-term arrangement—it’s a durable legal structure.

📖 Read the full explanation here:
https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-8-a-bond-for-deed-is-a-heritable-contract-death-does-not-terminate-the-agreement/

A question that occasionally arises from both buyers and sellers is: “What happens if one of the parties dies?” This concern is especially common when the bond for deed seller is elderly, but it applies regardless of age on either side of the transaction. In Louisiana, a bond for deed is a herit...

05/18/2026

Bond for Deed Fact #7: There’s a Mortgage Most People Don’t See

When people think about a bond for deed, they usually focus on one thing:
👉 The seller keeps legal title until the contract is paid.

But there’s another critical piece that often gets overlooked:
Every properly structured bond for deed includes a special mortgage — granted by the seller to the buyer.

Why? Because even though the seller holds title, the buyer still needs protection.

That special mortgage:
• Secures the buyer’s equitable interest
• Establishes priority in the public records
• Protects the buyer against third-party claims affecting the property

In other words, it’s what balances the structure.

Without it, the transaction becomes significantly riskier for the buyer.

Why this matters

A bond for deed isn’t just “seller financing.”

It’s a carefully structured legal framework designed to protect both sides of the transaction.

Understanding that structure is what separates a properly drafted contract from a problematic one.

📖 Full breakdown here:
https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-7-a-bond-for-deed-includes-a-special-mortgage-granted-by-the-seller-to-the-buyer/

A properly drafted bond for deed contains a feature that many people find counterintuitive: a special mortgage. This special mortgage is not given by the buyer to the seller. Instead, it is a mortgage granted by the bond for deed seller to the bond for deed buyer. Why This Seems Backward—but Isn.....

04/20/2026

Many people still believe that a Bond for Deed is somehow “second-class” when serious legal issues arise—especially bankruptcy. That misconception can cost buyers and sellers dearly.

In Fact #6 of our Bond for Deed series, we tackle an important truth: a properly disclosed Bond for Deed is recognized and respected in bankruptcy proceedings. When structured and documented correctly, this form of owner financing is not ignored or brushed aside—it has real legal standing.

This post explains why disclosure matters, what courts look for, and how a Bond for Deed can be treated as an enforceable interest rather than a hidden or informal agreement. Whether you are a real estate investor, note holder, attorney, or prospective buyer, understanding this nuance can help you avoid costly surprises and better protect your position.

If you work with creative financing or Louisiana real estate, this is a must-read.

👉 Read the full article here: https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-6-a-bond-for-deed-is-recognized-and-respected-in-bankruptcy-if-it-is-properly-disclosed/

Another common concern surrounding bond for deed transactions is how they are treated in the event of a bankruptcy, whether filed by the seller or the buyer. The key point is this: A properly documented bond for deed is recognized by the bankruptcy court. If the Seller Files Bankruptcy When a bond f...

04/13/2026

Think a Bond for Deed only protects you after it’s paid off? Think again.

📝 Recording a Bond for Deed can shield the buyer from future seller liens and judgments—a critical safeguard that many investors and buyers overlook.

If it’s not recorded, your interest may not be protected.

If it is recorded, your position changes dramatically.

👉 Learn why recording matters, what it protects against, and how it separates a properly structured Bond for Deed from risky alternatives in Bond for Deed Fact #5.

🔗 https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-5-recording-a-bond-for-deed-protects-the-buyer-from-future-seller-liens-and-judgments/

One of the most common and understandable questions from bond for deed purchasers is this: “If the title stays in the seller’s name, what happens if the seller later has a lien or judgment filed against them?” In Louisiana, the Legislature has addressed this concern directly—and the answer h...

04/06/2026

Bond for Deed Fact #4 🏡📄

A bond for deed is not a landlord‑tenant arrangement—it’s a buyer‑seller relationship from day one.

Why does that matter? Because it changes the legal rights, responsibilities, and expectations for both parties. This post clears up a common (and costly) misconception.

👉 Read the full breakdown here: https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-4-the-bond-for-deed-relationship-is-buyer-seller-not-landlord-tenant/

To protect your down payment, you must know how to verify escrow wire instructions safely: 1. Establish a Trusted Contact: At the start of the transaction, get a direct office landline for your escrow officer.

Address

450 N. Causeway
Mandeville, LA
70448

Opening Hours

Monday	8am - 4pm
Tuesday	8am - 4pm
Wednesday	8am - 4pm
Thursday	8:15am - 4pm
Friday	8am - 4pm

Website

http://www.escroserv.com/

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