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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.

06/01/2026

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.

03/30/2026

One of the most misunderstood aspects of Bond for Deed transactions is the role of the seller’s mortgage.

A common assumption is that the buyer’s payment terms must somehow mirror—or depend on—the seller’s underlying loan. That’s not how Louisiana bond for deed law works.

In Bond for Deed Fact #3, we explain why bond for deed terms are legally independent of any underlying mortgage, and why that distinction matters for buyers, sellers, and professionals structuring these transactions. The buyer’s rights, payment schedule, and equity position are governed by the bond for deed itself—not the seller’s financing arrangement.

If you’re working with seller financing, investor deals, or alternative paths to ownership in Louisiana, understanding this separation is critical.

🔗 Read the full article here:
https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-3-bond-for-deed-terms-are-independent-of-any-underlying-mortgage/

A very common misconception about bond for deeds is the belief that their terms must match—or somehow track—the terms of an existing mortgage. This is not correct. While many bond for deed transactions do involve an underlying mortgage, not all do. But when an underlying mortgage does exist, it ...

03/23/2026

Bond for Deed Fact #2: Flexibility Matters

One of the most overlooked advantages of a bond for deed is its exceptional flexibility—not just in terms, but in the types of real property that can be financed. From single-family homes to unique or nontraditional properties, a properly structured bond for deed can open doors that conventional financing often won’t.

This post explains why that flexibility matters and how it can create win‑win solutions for both buyers and sellers.

👉 Read the full post:
https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-2-a-bond-for-deed-offers-exceptional-flexibility-in-the-types-of-real-property-that-can-be-financed/

One of the greatest advantages of a bond for deed is its flexibility—specifically, the wide range of real property types that can be financed. The emphasis here is on real property. A bond for deed can only be used to finance immovable property, meaning land and improvements that are legally class...

03/16/2026

Bond for Deed Fact #1 🏡

Did you know a bond for deed functions much like a traditional mortgage loan—just without the bank in the middle?

Understanding this core concept clears up confusion and helps buyers and sellers see why bond for deeds can be such a powerful, flexible financing tool. If you’re exploring seller financing, this is a must-read. 👇

https://www.escroserv.com/bond-for-deed-information/bond-for-deed-fact-1-a-bond-for-deed-functions-much-like-a-mortgage-loan/

A bond for deed operates in many ways like a traditional mortgage loan. At the outset, the parties agree on a purchase price. The buyer makes a down payment, and the remaining balance is financed over time, just as it would be with a mortgage. Like a mortgage, a bond for deed includes: Each monthly....

03/02/2026

🔥 Bond for Deed Myth #10: “It Doesn’t Help Buyers Build Equity Faster”

One of the biggest misconceptions about Bond for Deed financing is that buyers don’t build equity the way they would with a traditional mortgage.

That’s simply not true.

In our latest blog post, we break down why Bond for Deed can actually help buyers build equity more quickly—and why this financing option is often misunderstood in the real estate world.
From principal paydown to appreciation benefits, buyers using Bond for Deed enjoy many of the same advantages as traditional homeowners… and in some cases, even greater flexibility.
If you’re an agent, investor, or buyer looking to understand the real value behind Bond for Deed, this one is worth a read.

➡️ Read the full article:
https://www.escroserv.com/bond-for-deed-information/bond-for-deed-myth-10-it-doesnt-help-buyers-build-equity-faster/

In our ongoing series debunking myths about Bond for Deed financing, we’re highlighting a powerful—but often overlooked—benefit for buyers who want to build equity faster and avoid unnecessary costs. Myth #10: “Bond for Deed Doesn’t Help Buyers Build Equity Faster” This myth stems from t...

02/23/2026

🚫 Bond for Deed Myth #9: “Anyone Can Prepare One.”

If you’ve worked in Louisiana real estate for any length of time, you’ve probably heard someone say, “Just whip up a Bond for Deed—anyone can do it.”

But that assumption couldn’t be more dangerous.

In our latest blog post, we break down why Bond for Deed transactions require specialized knowledge, proper compliance, and the right professionals to protect everyone involved—buyers, sellers, and especially agents.

From legal nuances to escrow requirements to the risks of “DIY” documents, this myth routinely leads to deals falling apart, disputes arising, or clients being exposed to unnecessary financial and legal trouble.

💡 If you’re an agent working in creative financing—or want to be—this one is a must‑read.

👉 Read the full article here:
https://www.escroserv.com/bond-for-deed-information/bond-for-deed-myth-9-anyone-can-prepare-one/

At Escrow Services, we ensure Bond for Deed agreements are structured correctly, compliant with Louisiana law, and secure from start to finish. Because in this business, the right process isn’t optional—it’s essential.

In our continuing series on Bond for Deed financing myths, we’re diving into a misconception that can lead to costly mistakes and missed opportunities for both buyers and sellers: Myth #9: “Anyone Can Prepare a Bond for Deed Agreement” This myth seems reasonable. After all, Bond for Deed agree...

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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