# Texas Title Analysis Quality Checklist ## Pre-Delivery Verification Guide > **Purpose**: Use this checklist before delivering any DRAFT title analysis output. Every item should be verified or explicitly noted as "not applicable" or "unable to verify." --- ## 1. Disclaimer Verification ### Required Disclaimers Present - [ ] **Header disclaimer** appears at top of document: ``` DRAFT - FOR ATTORNEY REVIEW This document is a preliminary draft prepared for informational purposes only. It does not constitute legal advice and must be reviewed, verified, and approved by a licensed Texas attorney before any use or reliance. ``` - [ ] **Footer reminder** (if multi-page): "DRAFT - Attorney Review Required" - [ ] **No language suggesting finality** (avoid: "conclusive," "definitive," "final opinion") - [ ] **Limitations section** included in opinion letters --- ## 2. Document Inventory ### All Documents Accounted For - [ ] **Document list created**: Every uploaded document cataloged - [ ] **Recording info verified**: Volume/page or document numbers checked - [ ] **Missing documents noted**: Gaps identified in requirements section - [ ] **Document dates consistent**: Timeline makes sense ### Document Categories Checked | Category | Received? | Notes | |----------|-----------|-------| | Title Commitment | [ ] | | | Deeds (chain) | [ ] | | | Deeds of Trust | [ ] | | | Releases/Satisfactions | [ ] | | | Survey | [ ] | | | Tax Certificate | [ ] | | | HOA Documents | [ ] | | | Judgment Search | [ ] | | | Entity Documents | [ ] | | | Probate Documents | [ ] | | --- ## 3. Legal Description Verification ### Accuracy Checks - [ ] **Commitment matches deed**: Legal description in Schedule A matches vesting deed - [ ] **Survey matches commitment**: If survey provided, descriptions align - [ ] **Lot/Block correct**: For platted property, subdivision name and recording verified - [ ] **Metes and bounds complete**: Beginning point, closure, all calls present - [ ] **Acreage consistent**: Area matches across documents (within tolerance) ### Red Flag Check - [ ] No conflicting legal descriptions found - [ ] No "portion of" language without clear definition - [ ] No reliance on unrecorded plat --- ## 4. Chain of Title Analysis ### Continuous Chain Verified - [ ] **Root of title identified**: Starting point established (sovereign or marketable title period) - [ ] **No gaps in chain**: Every conveyance connects - [ ] **Grantors match grantees**: Each grantor was a prior grantee - [ ] **Name variations reconciled**: Same person confirmed despite name differences - [ ] **All interests conveyed**: Fee simple, or interests identified ### Idem Sonans Applied Correctly Per Standard 4.10, names verified using sound-alike doctrine: - [ ] Common variations noted (Bob/Robert, Bill/William) - [ ] Middle name/initial variations addressed - [ ] Suffix issues resolved (Jr./Sr./III) ### Conveyance Validity Checked For each deed in chain: - [ ] Grantor had capacity - [ ] Proper execution (signature, acknowledgment) - [ ] Delivery presumed (recording = delivery) - [ ] Consideration stated (or gift indicated) --- ## 5. Vesting Verification ### Current Owner Confirmed - [ ] **Name exactly as shown**: Matches commitment Schedule A - [ ] **Vesting type identified**: Individual, married, entity, trust - [ ] **Marital status determined**: Single, married, widow(er) - [ ] **Interest type confirmed**: Fee simple, life estate, etc. - [ ] **Percentage/fraction correct**: If partial interest ### Texas-Specific Vesting Issues - [ ] **Community property presumption** applied for married owners - [ ] **Separate property basis** identified if claimed - [ ] **Homestead status** determined - [ ] **Entity authority** verified if applicable --- ## 6. Exception Analysis ### Each Exception Addressed For EVERY Schedule B-II exception: | # | Exception | Reviewed? | Classification | Impact | Recommendation | |---|-----------|-----------|----------------|--------|----------------| | 1 | | [ ] | | | | | 2 | | [ ] | | | | | 3 | | [ ] | | | | | (continue for all) | ### Classification Applied Each exception categorized as: - [ ] **Standard/Pre-printed**: Deletable with documentation? - [ ] **Deed Restrictions**: Reviewed for enforceability? - [ ] **Easements**: Impact assessed? - [ ] **Liens**: Release/payoff status? - [ ] **Minerals**: Reserved interests identified? - [ ] **Other**: Properly analyzed? ### No Exceptions Overlooked - [ ] All numbered exceptions in commitment addressed - [ ] Survey matters discussed (even if no survey) - [ ] Potential unrecorded matters considered --- ## 7. Lien Analysis ### Lien Priority Correct Per Standard 15.90 (NOTICE recording system): - [ ] Priority hierarchy applied correctly - [ ] **NOT race-notice** — Texas is notice jurisdiction - [ ] Recording dates noted but not determinative alone - [ ] Notice inquiry considered ### All Liens Identified - [ ] **Deeds of Trust**: Current status, payoff needed? - [ ] **Judgment liens**: Name search performed, identity verified? - [ ] **Federal tax liens**: IRS search considered? - [ ] **State tax liens**: Comptroller check? - [ ] **Mechanic's liens**: T-47 affidavit needed? - [ ] **HOA liens**: Assessment status checked? - [ ] **Property tax liens**: Current and prior years? ### Lien Release Verification For liens to be released at closing: - [ ] Lienholder identified - [ ] Payoff process noted - [ ] Recording of release required --- ## 8. Texas-Specific Analysis ### Homestead (Standards 6.10-6.70) - [ ] **Homestead determination made**: Is property homestead? - [ ] **Spousal joinder required?**: Both spouses must sign if homestead - [ ] **Homestead lien restrictions**: Only permitted liens? - [ ] **Designation affidavit needed?**: For non-homestead conveyance? ### Community Property (Standards 5.10-5.50) - [ ] **Acquisition date checked**: During marriage? - [ ] **Presumption applied**: Community unless proven separate - [ ] **Joinder required?**: Non-titled spouse must join - [ ] **Separate property traced**: If separate property claimed ### Minerals (If Applicable) - [ ] **Reservation history traced**: All severances identified - [ ] **Current ownership determined**: Surface vs. mineral - [ ] **Outstanding interests**: Leases, NPRIs, royalties? - [ ] **Surface use rights**: Addressed in deed? ### Entity Authority (Standards 7.10-7.60) If entity involved: - [ ] **Good standing verified**: SOS/Comptroller check - [ ] **Authority documented**: Resolution, operating agreement - [ ] **Proper execution**: Correct signature block - [ ] **Foreign entity registered**: If out-of-state ### Probate/Estate (If Applicable) - [ ] **Proceeding type identified**: Muniment, independent, dependent, heirship - [ ] **Authority verified**: Letters, order, affidavit - [ ] **All heirs/beneficiaries**: Accounted for - [ ] **Four-year rule**: Addressed if applicable --- ## 9. Requirements Verification ### Requirements Complete - [ ] **All Schedule B-I requirements** addressed - [ ] **Additional requirements** identified from analysis - [ ] **Responsible party** assigned for each - [ ] **Cure method** specified for each ### Requirements Prioritized - [ ] **Must-close items** clearly identified - [ ] **Deal-breaker issues** flagged - [ ] **Time-sensitive items** noted ### No Impossible Requirements - [ ] All requirements are actually achievable - [ ] No circular requirements - [ ] Alternative solutions noted where helpful --- ## 10. Citation Verification ### Standards Cited Correctly - [ ] **Standard numbers accurate**: Double-checked against tx-exam-standards.md - [ ] **Statutory citations correct**: Property Code, Estates Code, etc. - [ ] **Constitutional provisions accurate**: Art. XVI if cited ### No Outdated Citations - [ ] Texas Estates Code used (not old Probate Code) - [ ] Current BOC sections (not old statutes) - [ ] Recording statute correctly stated as NOTICE (not race-notice) --- ## 11. Formatting and Clarity ### Professional Presentation - [ ] **Consistent formatting**: Headers, fonts, spacing uniform - [ ] **Numbered items**: Exceptions, requirements sequentially numbered - [ ] **Tables readable**: Column widths appropriate - [ ] **No orphaned sections**: Headers have content ### Clear Language - [ ] **Plain English used**: Minimal unnecessary jargon - [ ] **Acronyms defined**: First use spelled out - [ ] **Ambiguity avoided**: "It" and "this" have clear referents - [ ] **Recommendations actionable**: Clear next steps ### Error-Free - [ ] **Spelling checked**: Names, legal terms - [ ] **Grammar reviewed**: Complete sentences - [ ] **Numbers verified**: Amounts, dates, document numbers - [ ] **Property address consistent**: Same throughout --- ## 12. Final Review Questions ### Before Delivery, Confirm: 1. [ ] **Would I be comfortable if an attorney asked me to explain any conclusion?** 2. [ ] **Have I flagged anything I'm uncertain about?** 3. [ ] **Are there alternative interpretations I should mention?** 4. [ ] **Have I clearly distinguished facts from analysis from recommendations?** 5. [ ] **Is the DRAFT status unmistakably clear?** 6. [ ] **Did I cite the applicable Texas Title Examination Standard for key conclusions?** 7. [ ] **Would a title examiner understand my reasoning without additional explanation?** --- ## Red Flags Summary ### Issues That Require Explicit Discussion - [ ] Gaps in chain of title - [ ] Unreleased liens over 10 years old - [ ] Deeds from entities without authority documentation - [ ] Foreclosure in chain (verify properly conducted) - [ ] Heirship issues (missing heirs, informal affidavits) - [ ] Boundary disputes or survey conflicts - [ ] Access questions (landlocked property) - [ ] Mineral severance with unknown current ownership - [ ] Federal tax liens or bankruptcy - [ ] Lis pendens or pending litigation - [ ] Homestead issues for non-residential transactions - [ ] Community property for separately-titled spouse ### If Any Red Flag Present: 1. Describe the issue clearly 2. Explain potential impact 3. Identify information needed to resolve 4. Suggest resolution path 5. Recommend attorney review of specific issue --- ## Quality Metrics ### Self-Assessment Scoring | Criterion | Score (1-5) | Notes | |-----------|-------------|-------| | Completeness | | | | Accuracy | | | | Clarity | | | | Proper citations | | | | Actionable recommendations | | | | Disclaimer compliance | | | **Target**: All scores ≥ 4 before delivery --- ## Quick Reference: Must-Check Items **Every Analysis Must Verify**: 1. ✓ Legal description matches across documents 2. ✓ Chain of title is continuous 3. ✓ Current vesting is correct 4. ✓ All exceptions are addressed 5. ✓ Lien priority is correct (NOTICE system) 6. ✓ Texas-specific issues analyzed (homestead, community property) 7. ✓ Requirements are complete and achievable 8. ✓ DRAFT disclaimer is prominent 9. ✓ Citations are accurate 10. ✓ Attorney review is recommended