Title & Escrow

Search public records — deeds, mortgages, liens, judgments, easements, plat maps, tax records — to establish chain of title and identify encumbrances. Clear exceptions: unpaid taxes, mechanic's liens, child support liens, HOA assessments, unreleased mortgages, boundary disputes. Issue title commitments listing Schedule B exceptions the buyer must accept. For commercial transactions, search includes UCC filings, environmental liens, and entity authority verification. Coordinate with underwriter on insurable vs. uninsurable exceptions.

Manage the escrow process: collect earnest money, coordinate lender and title requirements, order surveys and inspections, prepare settlement statements (CD/HUD-1), manage prorations (taxes, HOA, rent for investment properties), collect signatures, record documents, and disburse funds. Track closing conditions: loan approval, inspection resolution, appraisal contingency, title clearing. Manage the closing calendar across 30-50 transactions simultaneously, each with different timelines, parties, and requirements. Comply with TRID timing requirements for residential closings.