Real Property Intel Package

Product Description

Who orders it

Law firms, court-appointed fiduciaries, title insurers, institutional investors and lenders.

Probate and estate counsel establishing what an estate owns. Real estate counsel working a title defect or a quiet title action. Litigators assessing collectibility before filing and targeting execution after judgment. Receivers, trustees and assignees who must establish what an estate holds and what encumbers it before authorising a distribution. Coverage counsel on a total loss file where an owner and a mortgagee both claim the proceeds.

What makes this different from record retrieval

Competitors, and our own sister company, sell record retrieval. You receive documents and you do the thinking. This is a different product.

• Instruments are read, not summarised. Recorded instruments are pulled and read rather than abstracted from a vendor summary. A mortgage is examined for what its insurance, proceeds and acceleration provisions actually say.
• Liens are analysed, not listed. Each lien is analysed for whether it attaches to the subject parcel under the governing state statute.
• Identifiers are parsed. A case number or filing code frequently encodes the jurisdictional facts that determine which law applies, so those fields are read rather than copied.
• Citations are verified during drafting. Statutory citations are checked against primary sources as the report is written, never carried forward from a prior report.
• Conflicts are reported. Findings are cross-referenced across independent record sets. Where sources disagree, we report the disagreement rather than resolving it silently.
• Absences are findings. A parcel with no tax lien, no special assessment and no recorded assignment is documented as such.
• Automated values are checked. Automated valuations and aggregator data are tested against the record and disregarded where the record contradicts them.

Turnaround

Delivery runs 1 to 7 business days and occasionally longer. The range depends on the recording jurisdiction and the complexity of the matter. Counties differ widely in how records are indexed and how quickly instruments can be obtained, and some matters require court dockets, bankruptcy records or corporate filings in addition to land records.

Every instrument is pulled and read by an analyst before anything is written. An instant report is a database export. This is not that.

Price

$595 flat per parcel. Nationwide, all recording jurisdictions. The published fee is the whole fee.

What the report covers

• Subject property identification and legal description
• Chain of title, thirty years
• Mortgages and voluntary liens
• Foreclosure and default history
• Bankruptcy filings
• Judgments, tax warrants and involuntary liens, with analysis of whether each attaches to the parcel
• UCC filings
• Assessment and property tax status
• Physical status, permits and occupancy
• Listing, auction and market status
• Valuation
• Flood and hazard determination
• Other real property held by the subject
• Motor vehicles, vessels and aircraft
• Professional licenses
• Business affiliations and employment
• Criminal filings
• Identity resolution and name variations
• Current location and address history
• Relatives, associates and neighbours
• A closing analytical section

What we do not do

We do not obtain bank account or financial account information.

We do not provide consumer reports. These reports may not be used for credit, employment, insurance or tenant screening decisions.

We do not promise that assets will be found or that a debt will be recovered. We describe method and deliverable, and we take responsibility for what our reports state.