01
Complete Schedule B packages
Every referenced instrument, legible, delivered with the commitment rather than trickling in. This is the single most common complaint counsel has about title companies and it is entirely within our control.
For real estate counsel
Send the documents, not just the commitment.
A commitment without the instruments it references is not reviewable. The most useful thing a title company does for real estate counsel is deliver a complete, legible exception package promptly and then answer questions about it.
What the underwriter needs
Where these files actually stall.
Everything below describes title practice and underwriter requirements. None of it is legal advice, and we are not your client's lawyer.
02
Objection handling that goes somewhere
When you object, you should learn what the underwriter said and what would satisfy it — not receive a restated exception.
03
Attorney-drafted conveyances
We accept conveyance documents drafted by counsel. Tell us what you are drafting and what you want us to prepare, so nothing is duplicated or assumed.
04
1031 coordination
The qualified intermediary must be engaged before the relinquished closing, and the exchange documents have to reach us in time to close correctly. Sequencing is where these go wrong.
05
Access, boundaries and entity conveyances
Landlocked parcels, easement failures, boundary disputes and conveyances by entities all turn on documents. We will tell you which ones our underwriter needs.
How we work it
What you can expect from us on these files.
- Full exception package delivered with the commitment, indexed and legible
- Objections escalated to the underwriter and reported back with the actual answer
- Attorney-drafted deeds accepted; we confirm who is preparing what
- We deal with counsel, not around counsel to the client
WG Title is a title and escrow company, not a law firm. WG Law is a separate, independently operated company. We do not advise your client and we do not take your client.
Straight answers
Questions we get from real estate counsel
Can I draft the deed?
Yes. Tell us at the start what you are preparing so we do not duplicate it and so the closing package is assembled correctly.
How quickly will I get the exception documents?
With the commitment, as a complete indexed set. If a document is slow coming back from the county, you will hear that specifically rather than receive a partial package without explanation.
Will you issue a closing protection letter?
Yes, on request, subject to the usual underwriter conditions.
Can you work with our client's qualified intermediary?
Routinely. The important part is that the intermediary is engaged before the relinquished closing, so tell us the structure early.
What is set by the state, and what is not
Two different kinds of number.
Identical at every Texas title company: the basic title insurance premium and the promulgated endorsement charges. These are set by the Texas Department of Insurance. No company can discount them, and any company implying it can is describing something that is not legally possible.
Set by each company: the escrow or settlement fee, and the incidental charges around it. These are not promulgated, they do vary, and they are the fair thing to compare.
We would rather tell you which is which than let you assume we are cheaper on something nobody can be cheaper on.
Other practices
The rest of what we handle for counsel.
Probate
Muniment of title, an affidavit of heirship and a full independent administration produce very different title positions, and the underwriter treats them very differently. Tell us the path early and we will tell you what will be required to close on it.
What that requires →Divorce and family
This is the sub-practice where title problems are created quietly and discovered years later — at a refinance or a sale, when the fix is far more expensive than it would have been during the divorce.
What that requires →Tax
FIRPTA withholding, exchange sequencing and rollback exposure all resolve at the closing table. A title company that understands what it is being asked to do is worth more here than almost anywhere else.
What that requires →Bankruptcy
The stay following an order approving a sale is the most common reason a bankruptcy closing misses its date — not because anyone did anything wrong, but because the calendar was set as though the order were immediately effective.
What that requires →Send us the matter
Tell us the posture and we will tell you the requirements.
Send the matter type and where it stands. We will tell you what our underwriter will want before you order a commitment.