Clear Title. Clean Closing. Secure Investment.
A title policy is an insurance product, not legal advice. We dig deeper than the standard search to find—and fix—hidden defects that could threaten your ownership rights.
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The Title Company vs. The Attorney
Many buyers assume that if a title company issues a policy, the property is “safe.” This is a dangerous misconception.
- The Title Company’s Job: To list all the reasons they won’t pay you if something goes wrong (these are called “Exceptions”).
- The Attorney’s Job: To review those exceptions, explain the risks, and force the seller to fix them before you buy.
At Saffold Law, we perform Curative Action. We don’t just identify the mess; we clean it up. We ensure that when you receive the deed, you are getting 100% of the property, free of headaches.
The Danger of "Schedule B" (Exceptions)
When you receive a Title Commitment, Schedule B is the most critical section. It lists everything the title insurance policy will NOT cover. This often includes:
- Easements: Utility lines or pipelines that prevent you from building a pool or a fence.
- Restrictive Covenants: Old rules that limit how you can use the land (e.g., “no commercial business”).
- Mineral Reservations: Discovering that an oil company has the right to drill on your land.
We scrutinize Schedule B. If an exception is unacceptable, we object to it and demand its removal or coverage.
Comprehensive Title Services
We resolve complex title issues that scare away other buyers.
1. Title Commitment Analysis
We provide a plain-English breakdown of the title report. We verify the legal description, check for unpaid taxes, and explain every easement and restriction affecting the land.
2. Curative Action (Fixing Defects)
If the title isn’t clear, we take legal steps to cure it:
- Release of Liens: Tracking down old lenders or contractors to formally remove paid-off mortgages or mechanic’s liens.
- Affidavits of Heirship: Resolving ownership gaps when a property was inherited without a will (very common in Texas).
- Correction Deeds: Fixing typos or errors in legal descriptions from decades ago.
3. Boundary & Survey Disputes
Your fence might not be on the property line. We review the survey to identify encroachments (e.g., a neighbor’s shed on your land) and negotiate boundary agreements to solve the issue before closing.
4. Quiet Title Actions
Sometimes, the only way to clear a title is a lawsuit. If there are competing claims to ownership or fraudulent deeds recorded against the property, we file a Suit to Quiet Title to ask a judge to declare you the sole, lawful owner.
Why "Heirship Property" is a Nightmare
In Texas, when someone dies without a will, the property passes to their heirs instantly—but not cleanly. Often, you find properties owned by 15 different cousins, half of whom don’t speak to each other.
We specialize in consolidating these interests. We track down heirs, draft the necessary affidavits, and secure the signatures needed to convey a clean, insurable title.
What We Fight For (Your Outcomes)
We ensure you aren’t buying a lawsuit:
- Marketable Title: Ensuring you can easily sell the property in the future.
- Expanded Coverage: Negotiating for the deletion of the “Survey Exception” in your policy, giving you more protection.
- Access Rights: Verifying that your property has legal access to a public road (preventing you from being “landlocked”).
How We Build Your Strategy
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1. The Objection Letter
Upon receiving the title commitment, we draft a formal Title Objection Letter to the seller. This stops the clock and forces them to cure the defects or let you walk away with your deposit.
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2. The Detective Work
We search county records, probate courts, and tax rolls to find the missing link in the chain of title.
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3. The Closing Table
We verify that the final policy issued matches what we negotiated, ensuring no “new” exceptions were slipped in at the last minute.
Don't Inherit Someone Else's Debt.
The cost of a title review is a fraction of the cost of fixing a title defect after closing. Protect your ownership rights.
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