Your buyer gets one window to find out what they are actually buying. If the commitment and the exception documents land after it closes, the window was decorative. Getting them there in time is the clearest thing a title company does for a buyer's agent.
The option period exists so a buyer can discover problems while they can still walk. These are the ones that hide in the title work.
An easement running through the only place a shop could go. A deed restriction that bans the RV. A mineral severance with no surface waiver. An HOA right of first refusal. These are not abstractions — they are the reasons a buyer calls you angry in year two.
Whether the seller's existing survey will be accepted decides whether your buyer pays for a new one, and whether the exception to area and boundaries can be amended at all. It also changes what the T-19.1 endorsement costs, since that charge is lower when the area-and-boundary amendment is purchased alongside it. That answer needs to arrive during the option period, not after it.
The cash to close is the largest sum they will ever move, they have never done it before, and the fraudulent email will look exactly like the thread they are already in. Anyone who emails changed wire instructions is committing fraud. We give you a verification number at file open and our instructions never change by email.
TSAHC, TDHCA and city programs each bring their own subordinate lien, their own paperwork and their own timing. None of it is hard; all of it is slow if it surfaces late.
Speed on the front end and plain English throughout. That is most of what a buyer's agent needs from a title company.
We track the option expiration as a date in our file, not in your head.
Not 'those will follow separately.' A commitment without the documents it references cannot be reviewed.
What each exception is, what it stops your buyer from doing, and whether it is curable — written for a human, attached to the commitment.
A number we give you at file open, used to verify instructions independently. Our wire instructions never change by email, so any email that changes them is fraud.
Two things a buyer's agent needs constantly: every TREC deadline as a real date, and a plain-English read on the Schedule B exceptions.
This one is still being built. Until it ships, our escrow team will walk the same analysis with you on a real file — ask and we will do it.
File opened, option expiration and all TREC deadlines recorded, earnest money and option fee receipted, wire verification number issued.
Search runs, survey reviewed for whether it supports the area-and-boundary deletion.
Commitment, every Schedule B document, and a plain-English summary — sent to you and your buyer with option-period time left to use it.
Figures balanced with the lender before the CD, then a signing scheduled around your buyer, including mobile or after-hours where we can.
Including the ones with answers you may not want. We would rather say it here than at the closing table.
As fast as the search comes back, and we treat the option expiration as the deadline that matters rather than the contractual delivery window. If something is going to be slow, you will hear that from us early rather than discover it on the last day.
No, and no Texas title company's is. The basic premium is promulgated by the Texas Department of Insurance and identical at every title company in the state. The escrow fee is not promulgated and does vary, so that is the fair thing to compare — and how fast your buyer gets the commitment, which is the part that actually affects your option period.
That is their call, and it depends on what the survey shows and what they plan to do with the property. We will tell you what amending the area-and-boundary exception does and what it is priced at — the charge is promulgated, so it is the same wherever they close.
Who closes is a contract term the parties negotiate. If your buyer is paying for a policy, federal law protects their right to choose their own provider — and that right cannot be conditioned away by a seller or a builder.
You and your buyer get a verification number at file open. Every set of instructions is confirmed by calling that number — never a number in an email. We do not change wire instructions by email, so an email changing them is fraud, full stop.
Usually yes, through a mail-away package, a mobile notary, or remote online notarization where it is lawfully available for that transaction and acceptable to the lender. Tell us early and we will confirm which one fits.
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.
The resale certificate, the T-47 and the payoff are what move your closing date. We start all three the day the file opens.
What we do for them →What your cash to close actually is, what the owner's policy covers, and how to move money without being defrauded.
What we do for them →Fee quotes that survive from Loan Estimate to Closing Disclosure, so a tolerance cure never comes out of your pocket.
What we do for them →Send the executed contract and the option expiration date. We will open the file, receipt the earnest money, and get the commitment and exception documents into your buyer's hands with time to read them.
