The title company is the only party in an off-market deal whose job is protecting the transaction itself: escrowed money, verified ownership, recorded deeds and an insurance policy behind all of it. Understand what they do and wholesale deals stop feeling risky.
KEY FACTS FROM THIS GUIDE
- Earnest money belongs in title company escrow, never a personal account
- Assignment fees are paid on the settlement statement, or they are not legitimate
- Texas Prop. Code 5.086 requires disclosure of equitable-interest assignments
- An owner title policy covers forgeries, missed liens and chain-of-title defects
Escrow: why your money is safe before closing
Your earnest money and purchase funds sit in a regulated escrow account, not in anyone’s business account. Disbursement happens only per the signed contract. A deal that skips escrow is not a deal; it is a donation request.
The title search
Before closing, the title company searches county records for liens, judgments, unpaid taxes, easements and ownership gaps. On distressed properties this search does real work, most have at least one item to clear, and clearing them at closing is routine.
Audit us with the 3-question check, then decide. Written numbers, licensed title company closings, zero pressure.
What owner’s title insurance covers
Forged deeds in the chain, missed liens, unknown heirs surfacing later, recording errors. One premium at closing, coverage for as long as you own. On wholesale deals with messy histories, this policy is not optional paperwork; it is the backstop.
Georgia’s attorney closings
Georgia requires attorney-supervised closings; Ohio and Texas use title companies directly. Functionally identical protection for you, slightly different cast.
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