How it works
What we handle
Before you hire anyone
Buying a home directly from a seller in Portland or trying to clear a family tract in Alice with no will requires specialized curative work. Do not sign a contract if the seller cannot prove every single living heir is on board.
What it costs
The main cost in a title transaction is the owner title policy, and in Texas that premium is set by the state on a public schedule keyed to the sale price, so every title company charges the same for it. The other pieces, the escrow or closing fee, recording, and a survey if one is needed, are separate and vary.
What that means for you is that you do not shop title on the premium, since it is fixed by law, you shop on service and how cleanly they close.
Why people call
Questions people ask
Who is the best title company in Corpus or Portland to handle a FSBO sale without realtors involved?
The best fit is an office that handles FSBO contracts often, explains each step, and answers calls and emails quickly. We match you with independent local title and escrow offices, but they cannot write your contract or give legal advice, so an attorney may be needed before the file reaches the closing table.
How do we clear title on a family property in Alice where the owner died without a will 20 years ago?
The title search must identify the legal heirs and any old debts, liens, or other cloud on the title. An affidavit of heirship may work in some cases, but probate or help from a Texas probate attorney may still be required. The office should also review any power of attorney or trust papers before closing.
I'm buying a mobile home on acreage in Sinton, which title company actually knows how to transfer the mobile home title and the land together?
Look for an escrow officer who regularly handles both land deeds and Texas mobile home ownership records. The file may need TDHCA records, serial numbers, lien releases, and proof that the home was elected as real property. The land and home paperwork should be checked together before signing papers.
Do I have to use the title company my realtor recommended, or can I shop around for cheaper closing costs in Rockport?
You can usually shop around, but check the signed contract because it may already name the title company and say who pays for the Owner's Policy. Texas title insurance rates follow state rules, while escrow, settlement, courier, and other service fees can vary. Ask for a written fee list and confirm whether any fees can be added to the final Closing Disclosure.
Is there a title office in Robstown or Kingsville with a bilingual escrow officer who can explain everything to my parents in Spanish?
Yes, bilingual service is available in parts of the Coastal Bend, but confirm that a Spanish-speaking escrow officer will be present for the actual appointment. We can match you with independent local offices based on language needs and physical office location, so your parents may not need to drive into downtown Corpus.
Does standard title insurance in Beeville cover mineral rights, or do I need to pay for a special search?
A standard policy may exclude or limit coverage for minerals, old oil and gas leases, and rights held by someone else. A special search can provide more facts, but it does not always make those rights insurable. If mineral ownership matters to the purchase, ask for the exceptions in writing and consider a Texas oil and gas attorney or landman before buying the search.
How long is it taking to get title commitment back in San Patricio County right now?
Timing depends on the property, the county records, and whether the search finds probate, liens, or old legal descriptions. Ask the office for a written target after it receives the signed contract, then ask for updates if that date changes. A good office should explain delays instead of going silent.
I'm working shift work at the refinery in Ingleside, will the title company send a mobile notary to my house for closing?
Many offices can arrange a mobile closing or mail-away, but availability and added fees should be confirmed before scheduling. A remote online closing may also be possible if the lender, title underwriter, documents, and county recording rules allow it. Some documents may still require an in-person signature or original paperwork.
Can I just drop off a personal check for the earnest money at the office in Calallen, or does it have to be a wire transfer?
Accepted earnest money methods depend on the contract, deadline, and office policy, and may include a check, wire, or secure electronic deposit. Ask about processing fees before sending it. For a wire, call the office at a trusted published number to verify every instruction and never rely on changed instructions sent only by email.
The survey for our house in Aransas Pass shows the neighbor's fence is on our lot, will the title company hold up our closing over this?
It can delay closing if the fence creates an encroachment that the lender, buyer, seller, or title underwriter will not accept. The title company may add a survey exception, but it does not decide who legally owns the disputed strip. You may need a boundary agreement, corrected fence, new survey, or advice from a real estate attorney.
Who is the cheapest title company in the Coastal Bend area? These junk fees are ridiculous.
There is no single cheapest office for every file because title premiums follow Texas rules while escrow and extra service fees vary. Compare written quotes that list settlement, courier, mobile closing, electronic deposit, and recording charges. Texas does not charge a real estate transfer tax, but county recording fees and contract-based closing costs still apply and the contract controls how buyer and seller split them.
Do I need the title company to verify if a house in Rockport has its WPI-8 windstorm certificate before we close?
Do not assume the title commitment confirms a WPI-8 or WPI-8-E because windstorm certification is separate from clear title. The certificate can be checked through Texas Department of Insurance windstorm records, and your insurer or lender may require it. If the record is missing, find out what inspection or correction is needed before closing.
What is the difference between an Owner's Policy and a Lender's Policy, and do I need both?
A Lender's Policy protects the mortgage lender, not your equity, and lenders commonly require it for a financed purchase. An Owner's Policy protects the buyer against covered title problems, subject to its exceptions. A cash buyer may choose not to buy one, but should first review the title commitment and understand the risk.
How do you verify wire instructions to ensure my funds are protected from wire fraud?
The title office should send instructions through a secure method and tell you how to verify them using a known phone number. Call the office yourself before sending funds, and confirm the bank name, account details, and file information. Stop if anyone emails last-minute changes or pressures you not to call.
What does title insurance actually do?
It protects you against problems in the property's past that nobody knew about at closing, like an old unpaid lien, a records error, a forged signature back in the chain, or a lost heir with a claim. Unlike car or home insurance, it covers history, not future damage. It is a one-time cost at closing that then covers you for as long as you own the place, with no renewal.
Can I shop around for a cheaper title policy?
Not on the premium. In Texas the owner title policy premium is set by the state on a public schedule keyed to the sale price, so every title company charges the exact same amount for the same coverage. There is no better rate to find. What you shop on instead is service: how well they communicate and how cleanly they close, since that is what actually varies.
What does the title company do at closing?
It acts as the neutral party in the middle, working for the deal rather than either side. It confirms the seller can actually sell, runs a title search, clears liens, holds the money and documents in escrow until every condition is met, prepares the settlement statement, and records the deed with the county, which is the moment the property becomes legally yours. Its neutrality is what lets both sides trust the process.
Who pays the title and closing costs?
In Texas it is largely negotiable and spelled out in the purchase contract, so there is no single fixed answer, and it can shift with the market and the deal. The title policy, escrow fee, recording, and any survey land by agreement. What matters is that it is all on the settlement statement before closing with no surprises, and a good title company walks you through it line by line.
Do I need title work to refinance?
Yes. A refinance is a new loan, and the new lender wants the same assurance that the title is clear and their loan sits in the right position, so it involves its own title search and usually a lender policy. It is lighter than a purchase closing but not nothing, which is why a refi has title fees. Knowing that ahead keeps those costs from being a surprise.
Why is my closing waiting on a survey?
Because a lot of closings need a current survey, and good surveyors are genuinely hard to get around here, so they book up and the survey becomes the thing everyone waits on. It is a real local bottleneck, not the title company dragging its feet. The fix is to order the survey early rather than late, since it is the step most likely to slip a closing date. A title company that knows the local surveyors and gets ahead of it saves you the scramble.
Service area: Corpus Christi · Flour Bluff · Calallen · Padre Island · Robstown · Alice · Kingsville · Portland · Banquete · Agua Dulce · Falfurrias · Beeville