Key points
- Texas title companies are neutral escrow and closing agents. They don’t give legal advice to either side.
- Schedule B of the title commitment lists exceptions the policy won’t cover. Schedule C lists what must happen before closing.
- Title and survey objection deadlines in the contract are strict. Missing them can mean accepting a problem.
- The type of deed, whether general warranty, special warranty or without warranty, changes what protection you’re getting.
What we review
| Document | What we check |
|---|---|
| Purchase contract and addenda | Deadlines, contingencies, special provisions, remedies, and whether the paperwork matches the deal. |
| Title commitment | Schedule A (insured, amount, vesting), Schedule B exceptions (easements, restrictions, minerals, survey exception), Schedule C requirements (payoffs, releases, authority). |
| Survey | Encroachments, easements, flood zone, access, and consistency with the legal description. In residential deals, whether a T-47 affidavit allows reuse of an existing survey. |
| Deed | Correct grantor and grantee, legal description, warranty type, reservations and exceptions. |
| Financing documents | For seller financing: the note, deed of trust, and required disclosures and notices. |
| Settlement statement | Prorations, credits, payoffs, commissions and fees. |
| Entity documents | Authority resolutions, certificates of formation and good standing, signatory authority. |
When attorney review matters most
- Commercial and investment purchases with leases, tenants or development plans;
- Owner-financed, wraparound and “subject-to” transactions;
- Estate, trust or heirship sellers, where authority and title often need curative work;
- Entity buyers and sellers, including LLCs, partnerships and series LLCs;
- For-sale-by-owner transactions without agents;
- New construction and builder contracts; and
- Any deal with title problems, encroachments or unusual restrictions.
Got the title commitment and don’t know what you’re looking at?
Send it with the survey and contract. We’ll flag what matters before your objection deadline runs. Book a discovery call.
Title objections and curative work
Most contracts give the buyer a short window after receiving the title commitment and survey to object in writing. The seller then has a cure period. We draft targeted objections and work with the title company and seller on cures such as releases of old liens, affidavits, corrective deeds, heirship documentation and boundary resolutions, so you close on insurable, marketable title. For serious defects, see quiet title.
Closing and post-closing
We confirm the closing package matches the deal, coordinate signatures for entities and remote parties, and address post-closing obligations such as tenant notices, escrow holdbacks, survival of representations, and recording. When a problem surfaces after closing, such as an undisclosed defect, a title claim or a breach of representation, we pursue the remedy, including title insurance claims and claims against the other party.
Related services
See purchase and sale contracts for contract negotiation and disputes, and commercial real estate for acquisitions and due diligence.