Completed escrow means a transaction in which the escrow agent has fully discharged its duties to the principal parties to the transaction. This includes, but is not limited to: Obtaining all necessary documents, obtaining required signa- tures, completing reconveyance or title elimination, and dis- bursing funds to the principal parties to the transaction, the agents to the transaction, and to third parties to the transac- tion as agreed by the principal parties in the escrow instruc- tions or on the settlement form (such as HUD-1 or HUD-1A). "Department" means the department of financial institu-