Questions Your Title Company Wishes You'd Ask

How much time do you need for this type of transaction?

Not all transactions follow the same timeline. A cash closing for a vacant lot requires a different timeline than a financed purchase of a home in an HOA community. The type of property, financing method, and specific requirements all affect how much time your title company needs to prepare.

Cash closings require a minimum of seven days. Title companies must complete the title search and send required documentation, such as vacant property letters, via mail. These steps take time and can't be rushed, even when buyers are ready to close immediately.

Financed closings typically need at least 30 days. The lender's timeline drives much of the process, and they need information from the title company early to keep things moving. Any delay in ordering the title can create bottlenecks that affect loan approval and push back the closing date.

Property-specific factors can extend the timeline beyond these baseline requirements. HOA letters can take up to ten days to receive, and rush orders cost around $200. Estate properties often require additional documentation that takes time to gather and review. REO properties may involve corporate approval processes that add weeks to the transaction. Understanding these variables upfront allows you to set realistic expectations with your clients from the beginning.

Setting realistic timeframes from the beginning prevents last-minute pressure on everyone involved. When you understand what your title company needs before setting the closing date, you can give your clients accurate expectations. You avoid having to call days later to explain why the timeline they were counting on won't work, and you eliminate the need to amend contracts because the original closing date was never feasible. Most importantly, you skip the uncomfortable conversation about a delay that could have been prevented by asking one question at the start.

Should I order a preliminary title report when I take this listing?

If you're dealing with potential red flags, don't wait until the property goes under contract to order title. Deaths, divorces, estate properties, and tax deeds are all red flags that can signal possible title complications. A preliminary title report can identify these issues early, giving you time to resolve them before a firm closing deadline creates pressure.

Consider an estate property where the daughter believes she's the sole heir and ready to sell. The preliminary title report reveals that her mother's will actually divided the property among three siblings. Two live out of state, and all three must sign documents to transfer ownership. Without the preliminary report, this wouldn't be discovered until after contract acceptance, potentially derailing the entire sale.

Early identification gives you time for resolution without the stress of looming closing dates. You can work through complications methodically, communicate clearly with potential buyers about any delays, and present a clean listing ready for a smooth transaction.

Will everyone on the title be able to attend the closing?

Never assume that everyone will be able to be present at closing. If someone will be traveling, working out of town, or otherwise unable to attend the closing, you need to know immediately. A last-minute revelation that one party won't be present can throw the entire transaction into disarray.

If someone is traveling or unavailable, you'll need a power of attorney. This isn't a document that can be handled casually or at the last minute. The POA must be drafted correctly, executed with proper notarization, and reviewed carefully to confirm it grants the necessary authority for real estate transactions.

POAs require approval from both the title company and the lender. The title company must verify that the document gives the designated person authority to sign on behalf of the principal. The lender has its own approval process and timeline. Both approvals take time, and neither can be rushed without risk of rejection.

Adding cosigners mid-transaction creates similar challenges. A young couple may have their contract written in their names, then discover they need a parent to cosign for financing. If no one considered how the Georgia-based father would sign documents for an Alabama closing, the discovery comes too late to arrange proper documentation.

Spousal considerations matter even when the spouse isn't on the title. Unless the property is an investment property, spouses typically must sign closing documents. This applies whether or not they're listed as owners. Discovering on closing day that a spouse is out of state creates an immediate crisis.

The good news is that not everyone has to be physically present at closing. Title companies can coordinate mail-away closings, split signings, and other flexible arrangements. The key is knowing in advance which signatories will be unable to attend. With early notice, your title company can arrange the necessary documentation and schedule the details to keep closing on track. Without that advance communication, what could have been a smooth alternative arrangement becomes a last-minute scramble or a delayed closing.

What documents need review before closing day?

Certain documents require advance review by your title company. Death certificates, divorce decrees, trust documents, and surveys all fall into this category. These aren't items that can be brought to the closing table and handled on the spot because they often trigger additional requirements. What appears to be a simple submission of one document frequently reveals the need for several more. The title company must review each document to determine what additional steps are necessary to complete the transaction legally.

For example, a death certificate may reveal the need for a will or probate documents. If the deceased owner left the property to multiple heirs, all of them may need to be involved in the sale. If there is no will, probate becomes necessary to establish proper ownership. These processes take weeks or months, not days.

A divorce decree may require a quitclaim deed or reveal specific signing requirements. The decree might clearly award the property to one spouse, but if the deed still shows joint ownership, additional documentation is needed. In some cases, both ex-spouses must still sign, regardless of what the divorce decree states.

Trust documents may reveal that additional trustees need to sign. A trust might require all three trustees to approve the sale, even if your client assumed they could sign alone. Without reviewing the trust documents early, you won't discover this requirement until it's too late to coordinate everyone's schedules.

Surveys require special attention for rural properties, parceled land, or combined properties. If owners are selling off a portion of larger acreage, the survey defines exactly what's being sold. Without it, the title company doesn't know which property to search or what to include in the title commitment. Discovering a new survey the day before closing almost certainly means rescheduling.

Sending documents early prevents a domino effect of delays. Each document your title company reviews answers questions, but may raise new ones. Building in time for this process keeps transactions moving forward smoothly.

Does my buyer's bank support wire transfers and cashier's checks?

This has become an increasingly common issue with the rise of online and virtual banks. Not all banks offer the same services, and some popular platforms simply don't support the payment methods required for real estate closings.

Virtual banking platforms may not offer wire transfer or cashier's check capabilities. These online-only institutions provide convenient mobile banking for everyday transactions, but they often lack the infrastructure for large wire transfers or the physical presence needed to issue cashier's checks. Their business model doesn't include these traditional banking services.

The younger generation is more likely to use online-only banks. First-time homebuyers, in particular, may have never needed wire transfer capabilities before. They've conducted all their banking through mobile apps and direct deposit, and they may not realize their bank can't support the closing process until you ask the question.

Verify your buyer's banking capabilities well before closing. Don't wait until closing week to confirm how they'll send funds. Ask early in the transaction so any issues can be addressed without pressure. A simple conversation about their bank can reveal potential problems while there's still time to solve them.

If the bank doesn't support needed payment methods, buyers need time to switch or find alternatives. Opening a new account at a traditional bank takes several days. Transferring funds between accounts adds more time. If the buyer waits until the week of closing to address this issue, the closing date will almost certainly need to be moved.

Can you talk to my buyer or seller about this issue?

Title companies welcome direct communication with buyers and sellers. You don't need to serve as the sole intermediary for every question or concern that arises during the transaction. Your title company is equipped to explain technical requirements, address concerns, and provide clarity directly to your clients.

Sometimes clients respond better to explanations from the title company. When a delay occurs or a technical requirement seems confusing, hearing the information directly from the source can be more reassuring than receiving it secondhand. Clients may have follow-up questions that you're not equipped to answer, and connecting them directly with the title company resolves those questions immediately.

When a lender delay pushes back closing, your title company can explain exactly what's happening and why. When unusual documentation is required for an estate sale, they can walk clients through each step. When wire transfer instructions seem complicated, or clients worry about fraud, the title company can provide detailed security information that puts concerns to rest.

Agents don't need to have all the answers. Your expertise lies in real estate, market knowledge, and guiding clients through the buying or selling process. The title company's expertise lies in title searches, closing procedures, and legal documentation. Leveraging that expertise benefits everyone involved in the transaction.

The title company can provide clarity and calm overwhelming situations. Clients facing unexpected delays or complicated requirements often feel stressed and confused. Sometimes that stress gets directed at their agent. A conversation with the title company can diffuse tension by providing direct answers and reassurance from someone who handles these situations daily.

Asking for help communicating is not a sign of weakness. It's a sign of good partnership and client advocacy. You're ensuring your clients get the best possible information from the most qualified source.

Should we delay closing to resolve this issue?

Sometimes, a delay is better for all parties than rushing the transaction forward. When problems arise close to closing, the instinct is often to push forward and find workarounds. Escrow holdbacks and post-closing agreements seem like reasonable compromises that keep everyone on schedule. In reality, these solutions frequently create bigger problems than a short delay would have caused.

Several situations warrant considering a delay rather than forcing a closing. When sellers need more time to vacate the property, trying to close anyway invites conflict. When repairs can't be completed by closing, attempting to handle them through escrow holdbacks rarely goes smoothly. When septic inspections or other required assessments remain incomplete, closing without them creates liability issues for everyone involved.

Escrow holdbacks often create more problems than they solve. The theory sounds reasonable: hold back funds to cover potential issues, complete the work after closing, and release the money once everything is resolved. In practice, disputes arise over the quality of work, the cost of repairs, and who's responsible for what. What seemed like a simple solution becomes a complicated negotiation after the closing is already complete.

Consider a situation where buyers arrive for the final walkthrough to discover the seller hasn't moved out completely. Rather than delaying closing, the parties agree to proceed with an arrangement for the seller to finish moving within a few days. What seems like a reasonable accommodation quickly becomes complicated. Questions arise about access to the property, liability if something gets damaged during the move-out, and what happens if the seller doesn't vacate on schedule. If closing had been delayed to allow sellers to move out completely first, ownership would transfer cleanly without confusion about access, responsibility, or timeline.

Don't be afraid to ask questions

Every delay, complication, and last-minute crisis that these questions prevent starts with asking early rather than waiting for problems to develop. The questions aren't complicated: they don't require legal expertise or years of experience. Instead, they simply require recognizing that information shared at the beginning of a transaction is more valuable than information shared at the end.

The moment you identify a potential complication is the moment to reach out to your title company for guidance. Your title company is a partner, not just a service provider. The relationship doesn't begin when you submit a contract and end when documents are signed. Your title company has the knowledge and experience to help you navigate complicated situations, identify potential problems, and find solutions before deadlines create pressure. Using that expertise throughout the transaction benefits you and your clients.

At South Oak Title and Closing, we welcome questions at any point in the transaction. Whether you're taking a listing and wondering if a preliminary title report makes sense, you're under contract and concerned about timing, or you're days from closing and facing an unexpected complication, we're here to help. Contact your local South Oak office or reach out to your closer today.