# Title & Closing **URL:** https://forum.retipster.com/c/title-closing/9.md [Latest](https://forum.retipster.com/latest.md) · [Categories](https://forum.retipster.com/categories.md) --- ## [About the Title & Closing category](https://forum.retipster.com/t/about-the-title-closing-category/11)
**Author:** [@deleted\_user](https://forum.retipster.com/u/deleted_user)\ **Replies:** 0\ **Last updated:** [March 23, 2024, 7:32pm UTC](https://forum.retipster.com/t/about-the-title-closing-category/11 "2024-03-23T19:32:02Z")
The place to discuss questions and answers about attorneys, title companies and escrow offices nationwide, along with other closing issues regarding deeds, statements, affidavits and other closing docs and procedures. --- ## [Back taxes paid, but title still shows old lien?](https://forum.retipster.com/t/back-taxes-paid-but-title-still-shows-old-lien/11181)
**Author:** [@mattpayne](https://forum.retipster.com/u/mattpayne)\ **Replies:** 2\ **Last updated:** [April 3, 2026, 8:12pm UTC](https://forum.retipster.com/t/back-taxes-paid-but-title-still-shows-old-lien/11181 "2026-04-03T20:12:15Z")
I bought a tax delinquent lot and paid all the back taxes in full at closing. I have the receipts and the HUD statement to prove it. Six months later, I’m trying to sell the parcel and the buyer’s title search is still s… --- ## [GA Title/Escrow for Small Land Deal?](https://forum.retipster.com/t/ga-title-escrow-for-small-land-deal/10711)
**Author:** [@SixFigureSideHustle](https://forum.retipster.com/u/SixFigureSideHustle)\ **Replies:** 2\ **Last updated:** [November 5, 2025, 2:20am UTC](https://forum.retipster.com/t/ga-title-escrow-for-small-land-deal/10711 "2025-11-05T02:20:58Z")
I’ve got a piece of land under contract for $1K (worth ~$20K) in Franklin County GA. It’s a probate situation and the only real property the decedent owned (in his name only) was this piece of land. I received the exec… --- ## [How much should a land closing cost?](https://forum.retipster.com/t/how-much-should-a-land-closing-cost/9420)
**Author:** [@sallyhoskins](https://forum.retipster.com/u/sallyhoskins)\ **Replies:** 8\ **Last updated:** [August 20, 2025, 4:23pm UTC](https://forum.retipster.com/t/how-much-should-a-land-closing-cost/9420 "2025-08-20T16:23:13Z")
What’s a normal cost to close with a title company? I’ve got a new title company that’s telling me it’ll cost $800 to close on a simple land deal. That seems high, but what do I know? How much do you all expect to pay … --- ## [Title insurance and Closing](https://forum.retipster.com/t/title-insurance-and-closing/9417)
**Author:** [@Rob\_G](https://forum.retipster.com/u/Rob_G)\ **Replies:** 9\ **Last updated:** [July 24, 2025, 12:41pm UTC](https://forum.retipster.com/t/title-insurance-and-closing/9417 "2025-07-24T12:41:26Z")
Hello everyone, I’m using an Attorney to close for me and the title insurance is not expensive, but the attorney does a title search before closing should I still get title insurance or is the attorney title search will … --- ## [NC Title & Closing Attorney Reference](https://forum.retipster.com/t/nc-title-closing-attorney-reference/9095)
**Author:** [@PrecisionTerrain](https://forum.retipster.com/u/PrecisionTerrain)\ **Replies:** 3\ **Last updated:** [February 21, 2025, 8:52pm UTC](https://forum.retipster.com/t/nc-title-closing-attorney-reference/9095 "2025-02-21T20:52:33Z")
Does anybody have references to a real estate closing attorney in North Carolina that will do common/buyer seller representation? I am working on closing my first two small land purchases, and found that North Carolina … --- ## [What states are double close friendly?](https://forum.retipster.com/t/what-states-are-double-close-friendly/8807)
**Author:** [@thelandspotter](https://forum.retipster.com/u/thelandspotter)\ **Replies:** 12\ **Last updated:** [January 31, 2025, 4:20pm UTC](https://forum.retipster.com/t/what-states-are-double-close-friendly/8807 "2025-01-31T16:20:25Z")
Hi guys! I was hoping we could start a thread here for states that you know are double close friendly. You can even mention states that you know that it is not allowed as well. --- ## [How to Verify Title on a Judgment Deed Property](https://forum.retipster.com/t/how-to-verify-title-on-a-judgment-deed-property/8521)
**Author:** [@mmehring96](https://forum.retipster.com/u/mmehring96)\ **Replies:** 4\ **Last updated:** [December 4, 2024, 4:47am UTC](https://forum.retipster.com/t/how-to-verify-title-on-a-judgment-deed-property/8521 "2024-12-04T04:47:20Z")
Good afternoon Tipsters! Has anyone ever encountered a property transferred previously via judgement deed? Looks like a court awarded title to a property I’m acquiring in a court judgement about 10 years ago. The previo… --- ## [Which Name Should I Hold My Property In?](https://forum.retipster.com/t/which-name-should-i-hold-my-property-in/8448)
**Author:** [@Rob\_G](https://forum.retipster.com/u/Rob_G)\ **Replies:** 1\ **Last updated:** [November 22, 2024, 2:12pm UTC](https://forum.retipster.com/t/which-name-should-i-hold-my-property-in/8448 "2024-11-22T14:12:11Z")
Hey, I had a question about when buying land do I put the property in my LLC or in my real name? --- ## [Closing Costs Breakdown: What Can Sellers Save by Self-Closing?](https://forum.retipster.com/t/closing-costs-breakdown-what-can-sellers-save-by-self-closing/8187)
**Author:** [@syasturi](https://forum.retipster.com/u/syasturi)\ **Replies:** 10\ **Last updated:** [November 12, 2024, 2:53pm UTC](https://forum.retipster.com/t/closing-costs-breakdown-what-can-sellers-save-by-self-closing/8187 "2024-11-12T14:53:35Z")
I asked a title company to send me a list of what made up the closing costs. Here is everything with the exception of the property transfer tax. My question is if I am the seller and do a self-closing, which of these f… --- ## [Who Chooses and Hires the Closing Attorney?](https://forum.retipster.com/t/who-chooses-and-hires-the-closing-attorney/77)
**Author:** [@Rob\_G](https://forum.retipster.com/u/Rob_G)\ **Replies:** 9\ **Last updated:** [November 4, 2024, 10:43pm UTC](https://forum.retipster.com/t/who-chooses-and-hires-the-closing-attorney/77 "2024-11-04T22:43:27Z")
i know when closing with a attorney as a buyer im responsible for hiring one what about when its time to sell? --- ## [Who can do the closing](https://forum.retipster.com/t/who-can-do-the-closing/8168)
**Author:** [@syasturi](https://forum.retipster.com/u/syasturi)\ **Replies:** 1\ **Last updated:** [October 11, 2024, 8:32pm UTC](https://forum.retipster.com/t/who-can-do-the-closing/8168 "2024-10-11T20:32:36Z")
Seth, I have been going through your state-by-state guide to real estate closing agents. The State-by-State Guide to Real Estate Closing Agents I have two questions. The designations you use in the various states are… --- ## [Quitclaim deeds/Special warranty deeds](https://forum.retipster.com/t/quitclaim-deeds-special-warranty-deeds/8153)
**Author:** [@syasturi](https://forum.retipster.com/u/syasturi)\ **Replies:** 2\ **Last updated:** [October 9, 2024, 3:18pm UTC](https://forum.retipster.com/t/quitclaim-deeds-special-warranty-deeds/8153 "2024-10-09T15:18:14Z")
My source of properties (vacant lands) is tax sales. I am happy with this arrangement, but it does mean that my properties will always come with quitclaim deeds. I would like to be able to sell them with special warrant… --- ## [Title company in Arizona](https://forum.retipster.com/t/title-company-in-arizona/8140)
**Author:** [@mregreen\_0](https://forum.retipster.com/u/mregreen_0)\ **Replies:** 5\ **Last updated:** [October 8, 2024, 3:35pm UTC](https://forum.retipster.com/t/title-company-in-arizona/8140 "2024-10-08T15:35:41Z")
Recently purchased two lots in La Paz County Arizona and looking for a/the recommended title agency. Any recommendations would be greatly appreciated. Thanks! Eric --- ## [Probate for Out Of State Property](https://forum.retipster.com/t/probate-for-out-of-state-property/8032)
**Author:** [@mmehring96](https://forum.retipster.com/u/mmehring96)\ **Replies:** 4\ **Last updated:** [September 25, 2024, 8:22pm UTC](https://forum.retipster.com/t/probate-for-out-of-state-property/8032 "2024-09-25T20:22:04Z")
Hi everyone. Question about title/probate: A gentleman responded to my mail campaign stating that he was the executor for the property owner and that she had passed away a number of years ago. The way he worded the email… --- ## [How to Choose a Title Company](https://forum.retipster.com/t/how-to-choose-a-title-company/7867)
**Author:** [@Samuel\_Berry](https://forum.retipster.com/u/Samuel_Berry)\ **Replies:** 6\ **Last updated:** [September 25, 2024, 1:40pm UTC](https://forum.retipster.com/t/how-to-choose-a-title-company/7867 "2024-09-25T13:40:34Z")
Hey guys, does anyone have any tips/criteria on how to find an “investor-friendly” title company? It looks like I might close on a deal in Oregon soon (my first) and am looking for one to work with. I didn’t see anything… --- ## [Need NY State Deed Prep and Recording](https://forum.retipster.com/t/need-ny-state-deed-prep-and-recording/7925)
**Author:** [@Buy\_Vacant\_Land](https://forum.retipster.com/u/Buy_Vacant_Land)\ **Replies:** 2\ **Last updated:** [August 27, 2024, 10:29am UTC](https://forum.retipster.com/t/need-ny-state-deed-prep-and-recording/7925 "2024-08-27T10:29:41Z")
Can anyone recommend a good NY state Real Estate attorney that can assist with QC deed prep and recording? --- ## [Funding 50/50 Land Deals: Title, Paperwork & JV Agreement](https://forum.retipster.com/t/funding-50-50-land-deals-title-paperwork-jv-agreement/40)
**Author:** [@RI\_Guy](https://forum.retipster.com/u/RI_Guy)\ **Replies:** 4\ **Last updated:** [August 24, 2024, 5:09am UTC](https://forum.retipster.com/t/funding-50-50-land-deals-title-paperwork-jv-agreement/40 "2024-08-24T05:09:53Z")
You find a deal on some land, you execute a purchase agreement. You have an investor that will fund the deal 50/50. Who takes title? Do you sign a JV agreement? How does that work as far as contracts, etc? Thank you… --- ## [Best Deed Types in Detroit, Michigan for Low-Value Residential Lots](https://forum.retipster.com/t/best-deed-types-in-detroit-michigan-for-low-value-residential-lots/78)
**Author:** [@ScottBraden](https://forum.retipster.com/u/ScottBraden)\ **Replies:** 5\ **Last updated:** [August 21, 2024, 9:25am UTC](https://forum.retipster.com/t/best-deed-types-in-detroit-michigan-for-low-value-residential-lots/78 "2024-08-21T09:25:13Z")
I find myself about to take ownership of several cheap vacant residential lots in Detroit. Wasn’t really looking to buy them but they come as part of a deal I’m doing. I don’t think they are especially sell-able, and a… --- ## [Recording Deed in Cook County, Illinois](https://forum.retipster.com/t/recording-deed-in-cook-county-illinois/7850)
**Author:** [@FEH](https://forum.retipster.com/u/FEH)\ **Replies:** 2\ **Last updated:** [August 8, 2024, 11:20pm UTC](https://forum.retipster.com/t/recording-deed-in-cook-county-illinois/7850 "2024-08-08T23:20:44Z")
I have attempted to record a deed in Cook County to no avail. First off I am out of state and attempted to e-record with Simplifile and was unsuccessful because they informed me I needed a Water stamp then I must, in per… --- ## [AI-Generated Fake IDs: A Ticking Time Bomb for Real Estate](https://forum.retipster.com/t/ai-generated-fake-ids-a-ticking-time-bomb-for-real-estate/7671)
**Author:** [@seanjean](https://forum.retipster.com/u/seanjean)\ **Replies:** 4\ **Last updated:** [July 10, 2024, 11:04am UTC](https://forum.retipster.com/t/ai-generated-fake-ids-a-ticking-time-bomb-for-real-estate/7671 "2024-07-10T11:04:37Z")
How are you all verifying identities these days? The old method of just getting a picture of someone’s driver’s license? Yeah, that’s not cutting it anymore. AI fakery is making it scary easy for scammers to create fake… --- ## [Abstractor Needed for Northeast Texas - Suggestions?](https://forum.retipster.com/t/abstractor-needed-for-northeast-texas-suggestions/132)
**Author:** [@dustinrudolph](https://forum.retipster.com/u/dustinrudolph)\ **Replies:** 3\ **Last updated:** [October 9, 2023, 3:02pm UTC](https://forum.retipster.com/t/abstractor-needed-for-northeast-texas-suggestions/132 "2023-10-09T15:02:08Z")
I need help finding an independent abstractor who can run a full chain of title for me for a deal in Cass County, TX. I have a real estate attorney who’s trying to clean up title issues for me on this deal, but the local… --- ## [Closing: Lawyer Vs. Title Company States](https://forum.retipster.com/t/closing-lawyer-vs-title-company-states/119)
**Author:** [@Chris\_M](https://forum.retipster.com/u/Chris_M)\ **Replies:** 2\ **Last updated:** [October 5, 2023, 8:04pm UTC](https://forum.retipster.com/t/closing-lawyer-vs-title-company-states/119 "2023-10-05T20:04:39Z")
I’m looking for a list of the states that require Lawyers for closing rather than Title Companies. Does anyone have a current list of lawyer-closing states to share? --- ## ["Title is a mess" according to closing attorney](https://forum.retipster.com/t/title-is-a-mess-according-to-closing-attorney/289)
**Author:** [@Robere](https://forum.retipster.com/u/Robere)\ **Replies:** 5\ **Last updated:** [July 18, 2023, 1:22am UTC](https://forum.retipster.com/t/title-is-a-mess-according-to-closing-attorney/289 "2023-07-18T01:22:08Z")
I was so excited about my first deal, after starting mailing months ago. Like they say, don’t count your eggs until they hatch. I was finally going to have some profit: I got an option to buy 37 acres a few months ago… --- ## [Seller wants quitclaim deed - what to do?](https://forum.retipster.com/t/seller-wants-quitclaim-deed-what-to-do/207)
**Author:** [@Niclas.Hk](https://forum.retipster.com/u/Niclas.Hk)\ **Replies:** 7\ **Last updated:** [May 27, 2023, 11:03am UTC](https://forum.retipster.com/t/seller-wants-quitclaim-deed-what-to-do/207 "2023-05-27T11:03:36Z")
Hi, I have the opportunity to buy some parcels, where I see a great deal. I sent out a blind offer with an attached purchase agreement (LIM sample saying we will use a title company with title insurance) to the owner; he… --- ## [Investor friendly closing attorney -Connecticut](https://forum.retipster.com/t/investor-friendly-closing-attorney-connecticut/254)
**Author:** [@letsbuildtom](https://forum.retipster.com/u/letsbuildtom)\ **Replies:** 0\ **Last updated:** [February 22, 2023, 7:15pm UTC](https://forum.retipster.com/t/investor-friendly-closing-attorney-connecticut/254 "2023-02-22T19:15:08Z")
Hi, I’m looking for the investor-friendly closing attorney --- ## [APN error on a different deed but linked to this property](https://forum.retipster.com/t/apn-error-on-a-different-deed-but-linked-to-this-property/284)
**Author:** [@LLaShomb](https://forum.retipster.com/u/LLaShomb)\ **Replies:** 6\ **Last updated:** [January 17, 2023, 5:52pm UTC](https://forum.retipster.com/t/apn-error-on-a-different-deed-but-linked-to-this-property/284 "2023-01-17T17:52:08Z")
I am in the process of purchasing a property in Nevada. The owner purchased the property from a county tax sale in 2005. A problem arose when I looked up the property by APN on the county website and found an entry for t… --- ## [Title Insurance - The template says seller pays. Why?](https://forum.retipster.com/t/title-insurance-the-template-says-seller-pays-why/271)
**Author:** [@Jamesrpett](https://forum.retipster.com/u/Jamesrpett)\ **Replies:** 4\ **Last updated:** [January 13, 2023, 3:18pm UTC](https://forum.retipster.com/t/title-insurance-the-template-says-seller-pays-why/271 "2023-01-13T15:18:59Z")
On the templates provided in RE Tipster, in the purchase agreement for a deed of trust and land contract documents, the Title Insurance Required section says: “Seller shall provide to Buyer, at Seller’s expense, an Owner… --- ## [Is it technically correct and professionally ethic to buy with Warranty Deed but no Title Insurance?](https://forum.retipster.com/t/is-it-technically-correct-and-professionally-ethic-to-buy-with-warranty-deed-but-no-title-insurance/893)
**Author:** [@Arturo](https://forum.retipster.com/u/Arturo)\ **Replies:** 6\ **Last updated:** [December 27, 2022, 7:48am UTC](https://forum.retipster.com/t/is-it-technically-correct-and-professionally-ethic-to-buy-with-warranty-deed-but-no-title-insurance/893 "2022-12-27T07:48:11Z")
Hello Tipsters, some of you may have already seen this post on the Fb group but, for those who didn’t, I have a question. BACKGROUND: Yesterday a potential Seller from my first Campaign emailed me to ask few confirmat… --- ## [Seller is on deed with his deceased girlfriend, how to handle?](https://forum.retipster.com/t/seller-is-on-deed-with-his-deceased-girlfriend-how-to-handle/297)
**Author:** [@aerielandco](https://forum.retipster.com/u/aerielandco)\ **Replies:** 3\ **Last updated:** [December 26, 2022, 9:32pm UTC](https://forum.retipster.com/t/seller-is-on-deed-with-his-deceased-girlfriend-how-to-handle/297 "2022-12-26T21:32:20Z")
So I’ve got a good potential deal with signed purchase agreements for 3 properties from the same seller in AZ. When pulling title search, I find out that each property has a warranty deed with him and his girlfriend as … [Next page](https://forum.retipster.com/c/title-closing/9.md?page=1)