Your client negotiated a diligence window and is paying for it in earnest money that goes hard on a schedule. Every day spent waiting on an exception package is a day of that window your buyer paid for and did not get.
The clock runs whether or not the documents have arrived.
Three hundred pages of easements, restrictions, plats and reciprocal easement agreements are reviewable in a 45-day window only if they arrive at the start of it. Delivered piecemeal and illegibly, the same documents are not reviewable at all.
An ALTA survey is a long lead item and re-shooting it is a schedule killer. The items have to be agreed before it is commissioned, which means before the surveyor is engaged, which is earlier than most people think.
A reciprocal easement agreement with an exclusive-use clause that prohibits exactly what your buyer intends. That is in the exception documents, and it is found only if the documents were delivered in time to read.
Municipalities zone and counties largely do not. A replat can run months. And across the Celina, Prosper, Princeton and Anna growth corridor, MUD and PID assessments materially change the carrying cost — which surprises out-of-state buyers constantly.
Speed and completeness on the front end, because that is what the diligence window is made of.
Not separately, not partially, and not as a scan nobody can read.
So your buyer can see what actually touches the site rather than reading three hundred pages cold.
Which is the difference between one survey and two.
Not forward from the effective date, because those are different plans and only one of them holds.
A backward-planned diligence calendar plus exception triage by property type and intended use.
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.
Feasibility and hard-money dates recorded, title ordered, Table A recommendation sent before the survey is commissioned.
Delivered with the complete indexed exception package and a plain-language summary.
We answer exception questions during the window rather than after it, and coordinate with lender's counsel and the QI.
Entity documents collected early, escrow structured for holdbacks or staged deposits where the deal needs it.
Including the ones with answers you may not want. We would rather say it here than at the closing table.
As fast as the county returns the documents, and we send them together and indexed rather than trickling them out. Tell us your feasibility expiration and we will work backward from it.
It depends on the asset and the lender, and we will tell you what is typical for that property type in that county so you can decide before commissioning the survey. What the lender requires is ultimately theirs to state.
It is a real question across the North Texas growth corridor and it changes the carrying cost. We flag what the title work and tax certificates show so it is priced during diligence, not discovered after.
Common, and fine if it happens early. Tell us the intended structure so the closing documents and the authority package are not being assembled the week of closing.
Yes. The intermediary must be engaged before the relinquished property closes, so the sequencing matters more than most people expect. Loop us in early.
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.
Entity authority and payoff structure take months to fix. Find them before you go to market, not in week six of escrow.
What we do for them →Endorsement feasibility answered before your credit committee meets, and construction lien priority handled by people who understand inception of work.
What we do for them →Your buyer needs the commitment and Schedule B in hand before the option period ends. That timing is the one thing a title company fully controls.
What we do for them →Send the executed contract and your feasibility expiration. We will work backward from it and tell you the survey scope before you commission it.
