Earnest Money Intake
Contact the parties early, collect deposits, issue receipts, hold funds in attorney trust, and keep the broker informed without adding friction.
For business brokers and franchise resale advisors
A practical escrow partner for brokered closings.
Brokers need an escrow partner who collects earnest money early, protects the broker's value in the conversation, supports commission instructions, and helps parties move from interest to closing.
Escrow designation
Language to put in the LOI or purchase agreement.
Use the existing Rain Law Firm seller-letter language:
“Escrow and Earnest Money. The parties agree that Rain Law Firm LLC shall act as the exclusive escrow agent for this transaction. Any earnest money deposit shall be made directly to Rain Law Firm, which will manage the escrow process, hold funds securely, and coordinate closing in accordance with the final agreement. All parties will cooperate to provide required documentation for an efficient escrow process.”
Broker fit
The right escrow partner protects the closing and the broker relationship.
Rain Law Firm gives brokers a responsive neutral escrow resource that can collect and hold earnest money, draft and coordinate documents, answer practical deal questions, and keep the file moving without becoming an unnecessary obstacle.
Early earnest money custodyEscrow can reach out at the beginning of the deal, collect the deposit, issue receipts, and give parties confidence that funds are handled securely.
Commission coordinationBroker, co-broker, commercial realtor, and referral commission instructions can be reviewed and supported against the agreement and applicable state rules.
Broker-supportive communicationBuyers and sellers get clear instructions while the broker's expertise, role, and relationship value remain visible and respected.
Practical deal guidanceBrokers can pressure-test talking points, norms, structuring options, and closing mechanics before small issues turn into delays.
Referral value
What brokers get from a repeat escrow partner.
Rain Law Firm is useful when a broker needs someone who will pick up the thread, identify what is blocking closing, and give parties clear next steps without turning the transaction into an academic exercise.
The work includes earnest money collection, practical drafting, escrow communication, lender and lienholder coordination, commission disbursement support, closing statement preparation, deadline tracking, and post-closing follow-up when the file does not end cleanly at signing.
The goal is not to replace the broker relationship. The goal is to support it by giving buyers and sellers confidence that the closing mechanics are being handled and by making the broker look like the professional who brought the right team to the deal.
Commission and Referral Support
Review commission directions, co-broker arrangements, commercial real estate participation, referral instructions, and state-specific constraints before disbursement.
Deal Structure Sounding Board
Help brokers identify talking points, market norms, workable structures, and the verification needed before parties commit to a path.
Professional Closing Support
Communicate in a way that supports the broker's role, reinforces deal confidence, and keeps the parties focused on the next practical step.
What to send
A cleaner intake makes the deal easier to move.
When a broker sends the right core facts at the start, escrow can spot conflicts, identify missing conditions, and reduce avoidable back-and-forth.
Deal documentsSigned LOI, draft or signed APA, franchise transfer packet, lender checklist, and any seller-financing terms.
Parties and authorityBuyer and seller entity names, owners, signers, business location, landlord contact, franchise contact, and lender contact.
Closing and commission factsPurchase price, deposit status, target closing date, payoff issues, liens, tax clearance needs, broker commission instructions, and known approvals.
Useful tests
What brokers should ask transaction counsel.
If the answers are specific, you probably have the right fit. If the answers are generic, the client may be funding a learning curve.
How many transactions like this have you closed?
What usually delays this type of closing, and how do you prevent it?
How do you handle lender requests, lien payoffs, lease issues, tax clearance, and bulk-sale notices where required?
What happens when a closing date moves and documents need to be updated the same day?