Every Texas closing
deserves certainty.

In North Texas the seller customarily pays for the owner's title policy, and the buyer customarily pays for the lender's loan policy along with most recording and loan-related costs. None of that is a rule — it is a custom, and it is negotiable in the contract. On the TREC one-to-four family contract it is spelled out in the title policy paragraph, and we will follow whatever the executed contract says.

Because the state sets it. The Texas Department of Insurance promulgates the Basic Premium Rate Table, and every licensed title agency in Texas charges the same premium for the same policy amount. That means price is not the variable — service is. What actually differs between title companies is how fast the commitment comes out, whether anyone explains it to you, how curative gets handled, and whether closing day runs on time.

It protects your ownership against problems that already existed when you bought, even though nobody found them at the time — a forged deed somewhere in the chain, an undisclosed heir with a claim, a lien that was paid but never released, a recording error, or a boundary or access issue depending on your coverage. Unlike most insurance, you pay once at closing and the coverage lasts as long as you or your heirs hold an interest in the property.

The standard policy takes exception to anything an accurate survey would show — encroachments, boundary conflicts, shortages in area. The area and boundary amendment (what everyone calls the survey deletion) removes most of that exception so those items are covered. It requires an acceptable survey, and under the state rate rules it costs a percentage of the basic premium. Most residential buyers take it. Our estimator includes it by default and you can toggle it off to see the difference.

The commitment is the underwriter's promise to insure, subject to conditions. Schedule A is the deal: who is insured, for how much, and how title is currently vested. Schedule B lists the exceptions — what the policy will not cover, like easements and restrictions. Schedule C is the to-do list: what has to be cleared before closing. Schedule D discloses who gets paid what out of the premium. When we send yours, an escrow officer walks you through B and C rather than leaving you to decode it.

A financed residential purchase typically runs thirty to forty-five days from executed contract, driven mostly by the lender's timeline rather than ours. Cash purchases can close in about two weeks, and sometimes faster if the title work is clean. Commercial and land deals vary widely depending on survey, entity, and curative work. We give you a realistic date at file opening and tell you immediately if anything threatens it.