FOR TITLE COMPANIES
When a transaction hits a wall, we close.
If Schedule C (Texas) or B-I kills the deal, let us help.
Title companies see deals die. The plant pulls a clouded chain, an unreleased lien, a missing heir, an unrecorded interest — and the buyer walks. The seller doesn't have the money for an attorney to cure it. Or the parties needed for execution can't be found. The deal is stuck. We're the buyer who steps in. We pay for the title exam. We work with your client. You keep the relationship — and remain the title company known for getting complicated stuff done.
WHERE WE FIT
The complications that kill the deal.
If you've ever had a buyer or seller walk from a transaction due to Schedule C challenges, these are the situations we step into.
01
Documents that require absent parties
Heirs they can't locate, ex-spouses who won't sign, predecessor lenders that no longer exist. We run those down — or close around them.
02
Liens beyond the seller's ability to clear
IRS liens, judgment liens, mechanic's liens larger than the seller's net at closing. We will buy the property subject to these liens, and we will take on the headache.
03
Heirship situations without budget for an attorney
Affidavits of heirship that don't fit, missing probate, family settlement disagreements. We work through it with the family and come up with solutions that work for all parties.
04
Tax-suit timing pressure
County tax foreclosure deadlines colliding with closing deadlines. We can intervene quickly enough to save the deal.
05
Unrecorded interests and chain gaps
Old unrecorded deeds, missing assignments, breaks in the chain that need quiet-title or curative action. We buy with them in place.
06
Properties with non-paying occupants
Tenants, holdovers, squatters that complicate transfer. We take them on after closing.
OUR APPROACH
We help you remain the resourceful title company.
We pay for the title exam
You did the work. We pay you for the exam so it isn't a loss.
We work with you, not around you
The introduction comes from you. The relationship stays with you. The original buyer, listing agent, and any other parties keep their seats — we're not displacing the deal team.
You close more, not fewer, deals
The agents and clients who came to you with this stuck deal come back to you next time. Because you didn't say no — you said "let me put you in touch with someone."
Fast yes-or-no
We give you a clear answer within a day. We don't string deals along, and we don't compete with traditional closings that could still happen.
FAQ
What title companies ask us first.
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Yes. Standard practice. We don't expect you to absorb the cost of the work.
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Send us the property address, the parties, and a copy of the Schedule C. We review and tell you within a day whether we're a buyer. If we are, we coordinate next steps with you.
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We’re here to collaborate, not take over. We usually come into these deals as the buyer, but we make sure the transaction works for everyone. Rest assured, listing agents keep their commissions, and your current deal team remains intact as much as possible.
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Yes — preferred. We close with the title company that brought us the deal, all things equal. That's the whole arrangement.
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A few days, sometimes less than 24 hours, pending what your deal needs. Title-company referrals tend to be faster than direct-to-owner because half the work is already done. Special cases take longer, but we tell you upfront.
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No. We want the quality of our work to do the talking. As we structure solutions and perform for you and your clients, we hope our work is so good that you won't want to go anywhere else.
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We operate statewide in Texas and Kentucky. If you have a property outside our footprint, we may still be able to help.
Got a deal that won't close?
Send it over with the Schedule C or Schedule B-I. We'll tell you within a day whether we're a buyer.