Finding A Title Company / Attorney
"Investor Friendly"
Title Companies Explained
A Title Agency or Closing Attorney will handle all the paperwork for your real estate transaction once the purchase agreement is signed. The state you live in will determine which you'll use because each state has different laws about who can and can't be involved in the preparation and closing of a real estate transaction. You can check a state by state closing guide by clicking here to see the requirements where you live.
Alright, you might be wanting to ask me right now why I'm talking about Title Agencies before we've even discussed the in and outs of real estate wholesaling, well I''m glad you asked! It's very important to have an "Investor Friendly" Title Company (or attorney) lined up before you ever put your first house under contract.
It would be terribly frustrating to get your first contract signed and not know what to do with it, wouldn't it? In addition the title agency can get to work on everything they do so when you get the purchase agreement assigned to an end buyer the title agency will be that much closer to being ready to schedule a closing date (so you'll get paid quicker!)
Alright, you might be wanting to ask me right now why I'm talking about Title Agencies before we've even discussed the in and outs of real estate wholesaling, well I''m glad you asked! It's very important to have an "Investor Friendly" Title Company (or attorney) lined up before you ever put your first house under contract.
It would be terribly frustrating to get your first contract signed and not know what to do with it, wouldn't it? In addition the title agency can get to work on everything they do so when you get the purchase agreement assigned to an end buyer the title agency will be that much closer to being ready to schedule a closing date (so you'll get paid quicker!)
What is an "Investor Friendly" Title Company?
Most title companies perform typical closings day in and day out which usually involves someone buying a home through a realtor and obtaining a mortgage. What most of them aren't use to are terms like Assignment Agreements, Double Closings, Back to Back Closings or Simultaneous Closings. This is why it's crucial for you to find an Investor Friendly prior to going out and putting your first house under contract.
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So your first mission (after completing this course) is to find yourself a Superhero Title Agent that works with investors on a regular basis. Over the years I've had the privilege of working with some amazing title agency professionals and take my advice when you find one treat them like gold.
Often in real estate transaction "issues" pop up with the title, errors in records, unknown liens, illegal deeds, missing heirs, unpaid water bills, encumbrances and thee list goes on... A great title agent will uncover and help mitigate or eliminate these issues and save your deal from going south. One more time for the record when you find your superhero title agent make sure you show your appreciation after each closing by taking them lunch or dropping a thank you card in the mail. Little gestures go a long way with people who often feel over worked and under appreciated. |
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The Title Process - Step by Step
- Starting the Process - A sales contract is signed by you and the seller, then you'll deliver it to the title company, usually accompanying an earnest money check. The escrow is accepted by the title agent and often confirmed with an earnest money receipt upon request. The escrow agent starts the closing process by opening a title order. The file begins to be processed with the collection of data including but not limited to obtaining loan payoff information, marital status of parties, legal documentation for corporate entities & ordering inspections.
- Title Search and Examination - This search is made of the public records. Records searched include deeds, mortgages, easements, assessments, liens, judgments, wills, probate court, divorce settlements and other documents affecting title to the property. Title examination is the examination of the documents found during the title search that affect the title to the property. This step verifies who the legal owner is and the debts owed against the property are determined. Upon completion of the search and examination a title commitment is prepared.
- Document Preparation - The closing agent will review the lender’s documents & instructions, types the appropriate documents, follow the real estate contract terms and agreements, review instructions from other parties involved in the transaction and insert closing fees into the settlement statement. The escrow agent acts as a key communicator with all parties involved throughout process until file is ready to schedule and close.
- End Buyer Wires Funds - A day or two before the closing your end buyer will wire the fund for closing to the title companies account.
- Settlement or Closing of the Transaction - The escrow or settlement agent oversees closing of the transaction. The seller signs the HUD, CD or settlement statement, deed, and owner’s affidavit as well as miscellaneous closing documents. The buyer will sign their final CD, HUD and their settlement statement. After all the paper work is completed the seller will get their proceeds for the sale of the property, you will get your assignment fee and the end buyer (Investor) will take title to the home and get the keys.
Suggestions on finding your Investor Friendly Title Company...
- Find another investor in your area and ask them to recommend a good title company. (Preferred Way)
- Contact your local REIA (Real Estate Investors Association) and ask them for their suggestions. (Preferred Way) This is the best way if you don't already know another investor in the area. Also while you're on the phone with them ask them when the next REIA meeting is and plan on attending. We'll talk about REIA Groups more later...
- (Time Consuming Way) If the top two suggestions didn't do it for ya try Googling "Title Agency" or "Closing Attorney" in "Your City" and make a list of them you can reach out to. After your list is ready use the script below to qualify them as an Investor Friendly title company.
The Title Company Search Script
Title Company Receptionist: Hello, National Title Service how may I direct your call?
You: Hi can I speak with one of your closing agents? Doesn't matter who I just have a couple of quick questions.
Title Company Receptionist: Sure hold on one moment please.
Closing Agent: Hi this Amy how can I help you?
You: Hi Amy, I just had a couple of quick questions for you.. I'm a real estate investor and I wanted to see if you are familiar with contract assignments, Back to Back closings or Simultaneous Closings
Closing Agent: Yes I am, we work with several real estate investors that do those quite often.
You: Great that's what I wanted to hear! I'm working on a couple transactions so I'll be in touch soon.
Closing Agent: Sounds good just give us a call if you need anything.
You: Hi can I speak with one of your closing agents? Doesn't matter who I just have a couple of quick questions.
Title Company Receptionist: Sure hold on one moment please.
Closing Agent: Hi this Amy how can I help you?
You: Hi Amy, I just had a couple of quick questions for you.. I'm a real estate investor and I wanted to see if you are familiar with contract assignments, Back to Back closings or Simultaneous Closings
Closing Agent: Yes I am, we work with several real estate investors that do those quite often.
You: Great that's what I wanted to hear! I'm working on a couple transactions so I'll be in touch soon.
Closing Agent: Sounds good just give us a call if you need anything.
*** If the conversation goes any different than the above example and they're acting like they don't know what you're talking about thank them for their time and move on to the next. Keep this up until you find a title agent that completely understands what you're talking about and you've found an investor friendly title company!
Title Agency Recap
- Look up your state's requirements of real estate closings (Title Agency or Closing Attorney)
- Know the meaning of an "Investor Friendly" Title Company
- Find your Superhero Title Agent
- Become Familiar with the closing process