A complete exception package, not a scavenger hunt.
Referenced instruments arrive indexed and legible. If a county image is missing or delayed, we name the gap instead of sending a partial package without explanation.
For real estate counsel
Texas real estate title and escrow for attorneys
A commitment is a map. The exception package is the file.
WG Title delivers the commitment with its legible exception documents, turns objections into written underwriting decisions, and coordinates the survey, authority, instruments, and closing sequence with counsel.
Commitment, exception instruments, survey, entity authority, and written underwriting answers — delivered as one reviewable file.
Fast answer
What should Texas real estate counsel send to the title company?
Send the contract, commitment, every referenced exception instrument, survey and T-47.1 if applicable, title objections, entity-authority documents, proposed attorney-drafted instruments, lender requirements, and hard deadlines. WG Title can then turn each open item into a document request, written underwriting decision, or clearly stated exception.
Public service brief reviewed .
Why use WG Title for real estate
We make the commitment reviewable and the objection actionable.
Real-estate counsel should not spend the option period chasing unreadable instruments or translating a title objection back to the company that wrote it. WG Title delivers the record behind the commitment and takes a specific cure question to the underwriter.
The issue reaches the person who can decide it.
We distinguish a record defect, a missing document, a policy exception, and a company-specific underwriting position — then report the actual answer back to counsel.
We agree on who prepares what before the package is built.
Counsel controls legal instruments. WG Title provides vesting, payoff, recording, and underwriting requirements so the closing file is coordinated without duplicate or unauthorized drafting.
Exception-package protocol
Every objection should end in a document, a decision, or a clearly stated exception.
The commitment is an offer to issue a policy subject to stated requirements and exceptions. The useful work is linking each item to its source instrument and the next title decision.
- 01
Commitment and instruments
WG Title delivers the commitment with the recorded documents behind the exceptions and requirements, organized for review.
- 02
Counsel marks the issue
Identify the schedule item, instrument page, requested change, and transaction deadline so the question cannot be diluted in forwarding.
- 03
Title escalates the complete record
We add the survey, vesting, entity authority, payoff, or curative evidence and take the precise request to the underwriter.
- 04
Written disposition
Counsel receives the accepted cure, remaining exception, or reason the company will not insure the requested risk.
Why sophisticated real-estate files still stall
Counsel evaluates the deal. The underwriter evaluates the insured record.
A sound contract or conveyance strategy does not automatically answer every policy-risk question. The escrow officer’s job is to carry the complete transaction facts between counsel, examiner, lender, and underwriter without losing the issue.
The transaction and instruments
Real-estate counsel
Counsel advises the client, negotiates legal positions, and prepares legal instruments. Texas law reserves paid preparation of instruments affecting title to authorized practitioners and named exceptions.
Government Code ch. 83The policy and closing decision
Title agent and underwriter
WG Title examines the record, coordinates escrow, states requirements, and seeks underwriting approval. The policy remains subject to the exceptions, exclusions, and conditions the company will accept.
TDI Form T-7When an objection is not moving
Tie the request to one schedule item and one closing consequence.
- 1
Cite the item and instrument
Name the Schedule B or C item, recording reference, page, legal description, and requested disposition.
- 2
Supply the missing evidence
Attach the survey, affidavit, entity documents, release, corrective instrument, or other record the title decision actually turns on.
- 3
Ask for the underwriting answer
WG Title gets a written accept, reject, or modified requirement rather than restating the commitment.
- 4
Make the file portable
If the position is company-specific and no workable answer arrives, preserve the complete package so another title team can evaluate the same facts quickly.
The exception register
Where Texas real-estate files stall — and the closing move.
WG Title states its title and underwriting requirements. Real-estate counsel interprets documents, advises the client, negotiates the deal, and drafts legal instruments.
| Title issue | Where it stalls | Closing move |
|---|---|---|
| 01Schedule B exceptionsThe commitment arrived without a usable record packageTDI Form T-7 TDI title FAQ | Referenced easements, restrictions, prior liens, plats, or other instruments are missing, illegible, or delivered piecemeal, so counsel cannot evaluate the exception within the contract clock. | WG Title delivers an indexed exception package with the commitment and identifies any source image still outstanding. Counsel can then object to a specific item instead of an invisible document. |
| 02Survey and boundariesThe old survey, declaration, and current improvements do not matchTDI Rule P-2 TDI Form T-47.1 | The survey covers different land, omits a new improvement, conflicts with the legal description, or lacks an acceptable T-47.1 declaration. Area-and-boundary coverage is requested without the evidence P-2 requires. | Send the survey and declaration at file open. WG Title compares the land and visible changes, then obtains the underwriter’s accept, update, or new-survey requirement before the deadline. |
| 03Entity authorityThe named owner and proposed signer are not connected on paperBOC ch. 10 TDI title FAQ | A corporation, LLC, partnership, trust, or nonprofit is in title, but the governing authority, capacity, status, or authorization for the signer is incomplete or inconsistent. | Send the formation, governing, amendment, authority, and signer documents as a set. WG Title states the evidence its underwriter requires; entity counsel addresses governance and authorization. |
| 04Access, easement, or legal descriptionThe contract assumes a property right the insured record does not showTDI Form T-7 Property Code ch. 12 | The survey, vesting deed, plat, easement, and contract description point to different land or do not establish the access, parking, utility, or use right the deal assumes. | Put the complete instruments and survey in one issue package. WG Title obtains a written coverage or exception position; counsel negotiates any new right or curative instrument. |
| 05Attorney-drafted instrumentsNobody agreed who was preparing the deed, release, or assignmentGovernment Code ch. 83 Property Code ch. 12 | Counsel and title each assume the other is drafting, or two versions reach signing with different vesting, consideration, legal descriptions, or execution capacities. | Set the preparation matrix at file open. WG Title supplies current vesting, payoff, recording, and underwriting requirements. Counsel prepares the legal instrument and sends the execution version before signing. |
| 06Section 1031 exchangeThe qualified intermediary and exchange instructions arrive after money is movingIRS Publication 544 | The relinquished closing is ready, but the QI agreement, assignment, notices, vesting, or replacement-property instructions were not coordinated before the transfer. | Engage the independently selected QI before the relinquished closing and send the exchange documents early. WG Title coordinates escrow and conveyance mechanics; tax counsel and the QI own the tax structure. |
Raise these with the title order
Facts that deserve a dedicated issue track.
- Prior survey does not cover exactly the same land
- Entity has amended or missing governing documents
- Access depends on an unrecorded or ambiguous easement
- Counsel will prepare the deed, release, or assignment
- Transaction includes a 1031 exchange or accommodation titleholder
- Contract deadline is shorter than the county-document turnaround
Have an objection that keeps coming back paraphrased?
Ask WG Title for an exception reviewSend the commitment, instrument, objection, and requested result.
We will tell you whether we see a record cure, need an underwriting decision, or must retain the exception. No coverage or closing guarantee — just the actual title answer.
Primary-source desk notes
Read the authority behind the closing requirement.
TDI’s commitment and procedural rules define the title offer and the evidence for common coverage requests. Texas statutes define recordability and entity conveyance; federal tax guidance controls exchange timing.
- TDI Commitment for Title Insurance, Form T-7
Commitment requirements, exceptions, exclusions, and requested policy changes.
- Texas Department of Insurance title insurance FAQ
Commitment review, Schedule B exceptions, surveys, and examples of title defects.
- TDI Procedural Rule P-2
Evidence for amendment of the area-and-boundary exception.
- TDI Form T-47.1 Residential Real Property Declaration
The current Texas residential declaration used with an existing survey.
- Texas Property Code Chapter 12
Execution, acknowledgment, and recording of instruments affecting real property.
- Texas Business Organizations Code Chapter 10
Conveyances by domestic entities and evidence from execution by authorized persons.
- Texas Government Code Chapter 83
Paid preparation of legal instruments affecting title and the statutory exceptions.
- IRS Publication 544, Like-Kind Exchanges
Real-property exchange qualification, QI mechanics, and timing limits.
Straight answers
Questions real-estate counsel ask while the contract clock is running.
The best answer identifies the exact exception, source instrument, evidence gap, and person who can approve the requested coverage.
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.
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.
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 attorney files
The rest of what we coordinate for counsel.
Probate
WG Title turns the probate posture into an underwriting path, protects the approved attorney invoice in the closing workflow, and pushes for a decision before the buyer's deadline becomes the next emergency.
Texas probate title and escrow for attorneys →Divorce and family
WG Title reads the property award as a future sale or refinance file, identifies the record and underwriting consequences, and helps finish the chain while both spouses and the court record are still available.
Texas divorce property title and escrow for attorneys →Tax
WG Title translates counsel's tax structure into a controlled closing calendar for withholding, exchange documents, lien clearance, tax certificates, redemption periods, and disbursement.
Texas tax-sensitive title and escrow for attorneys →Bankruptcy
WG Title reads the motion, notice, service, entered order, docket, stay posture, estate interest, and liens as one underwriting package before anyone promises the funding date.
Texas bankruptcy title and escrow for attorneys →Open the counsel-led title file
Give every exception a document owner and every objection a decision date.
Send the contract, commitment if already issued, survey, entity posture, known exception, instrument responsibility, and deadline. We will organize the title and escrow path around counsel’s role.