Buying
Buying property, with the lines walked first
Before your earnest money goes hard, we read what the listing doesn't say: the title exceptions, the recorded easements, the survey and the contract's deadlines.
Houses and condos
Sale agreements, inspection repairs, HOA documents and the closing statement.
Acreage and ranch ground
Access, wells, septic, irrigation districts and water rights that should transfer with the land.
New construction
Builder contracts, lot purchase agreements and the plat's restrictions.
Commercial property
Due diligence, zoning letters, estoppels and leases you'd inherit.
Bearings, in order
From offer to keys
Four stops on every purchase. Some take an afternoon; a rural parcel with water rights takes longer.
- 01
Step 1: Read the offer
We go through the sale agreement and its addenda with you, and flag the dates that cost money if they slip.
- 02
Step 2: Pull the title report
Every exception gets a plain-English note: what it is, whether it matters to how you'll use the land, and what to ask for.
- 03
Step 3: Check the survey
We compare the survey or plat against the legal description, the fences and the driveway, and say where they disagree.
- 04
Step 4: Close and record
We review the closing statement line by line and confirm the deed records the way it should.
What buyers ask
Do I need a lawyer if I already have a real estate agent?
Your agent finds the property and negotiates the price. We read the legal documents, explain the risks in the title and the contract, and draft changes. Many of our buyers use both.
Can you look at a contract I've already signed?
Yes. Most contracts have review periods and contingencies. Send it as soon as you can so we can see which deadlines are still open.
What about wells, septic and water rights?
On rural ground we ask for the well log, the septic permit and any water right certificate, and check that they transfer with the land.
Do you handle new construction contracts?
Yes. Builder contracts are written for the builder. We look at the deposit terms, the completion date and what happens if either slips.
Have a contract on the table?
Send it with the address. We'll tell you which deadlines are open and what to check first.