Closing checklists, the Texas way.

The “Property Line” Protection

Ask the title company for Shortages in Area coverage. This ensures that if a neighbor's driveway or fence is secretly cutting across your new property line, you are protected. You just need to hand over an approved property survey to get this added.

The Fixed-Price Premium Check

In Texas, title insurance premium rates are set by the state government (regulated by the Texas Department of Insurance). It costs the exact same amount whether you use a skyscraper office in Dallas or a small-town title shop. Check the official state rate chart to verify the fee.

The HOA Debt Audit

Make sure the title company secures a fresh Resale Certificate from the HOA. This guarantees the seller doesn't owe thousands in back dues that you would accidentally inherit the moment you get the keys.

The Signature Rule for Couples

If the home you are selling is your primary residence, your spouse must come to the closing table to sign the deed. It does not matter if their name was never on the original title, the mortgage, or the water bill. Texas law fiercely protects spouses from having their primary home sold without their sign-off.

The Local Utility District Warning

If the house gets its water or infrastructure from a special local district (like a MUD or a PID), you must sign a specific statutory notice for the buyer before closing. If you forget this form, the buyer can legally walk away and cancel the contract at the absolute last minute.

The “Paid-in-Full” Contractor Swear-In

You will sign an affidavit swearing under oath that you've fully paid every plumber, roof contractor, or handyman who did work on the house recently, ensuring no surprise bills come back to haunt the property.

The Corporate Authority Paperwork

You cannot just sign a commercial closing document as an individual. You must provide your company's official organizational paperwork (like LLC agreements or corporate resolutions) to prove to the title company exactly who has the legal right to sign the contract.

The Road Access Guarantee

Make sure your policy officially includes an Access Endorsement. You want ironclad proof that your new commercial building actually touches a legal public road, rather than a private lane owned by an uncooperative neighbor.

The “No Hidden Gaps” Check

If you are buying multiple adjacent lots for a single development, request a Contiguity Endorsement. This ensures there are no weird, unowned microscopic slivers of land sitting between your parcels that could halt future construction.

The State Tax Clean Bill of Health

The title company will run a background check on your business with the Texas Comptroller. If your LLC or corporation owes back franchise taxes to the state, your real estate transaction is completely frozen until that debt is paid off.

The Tenant Verification

If the building has active commercial renters, you must secure signed statements from them confirming exactly what they pay in rent and verifying their security deposits so the escrow math balances perfectly.

The “Repeat Customer” Discount

If you are refinancing a mortgage that is less than 7 years old, tell the title company you want the Substitution Rate. Texas law requires them to give you a massive discount on the title insurance cost for being a repeat customer on the same property.

The Texas “Cash-Out” Timeouts

If you are pulling cash equity out of your primary home, the Texas Constitution sets incredibly strict safety rules: the 12-Day Clock — you cannot legally close on the loan until 12 days after you first applied; the Office Rule — you must physically sign the papers inside a real bank, a law firm, or a title office (a notary cannot come to your kitchen table for a cash-out loan); and the 3-Day Right to Cancel — after you sign, you have 3 full business days to completely change your mind and tear up the contract.

The Second-Lien Agreement

If you have a secondary loan (like a home equity line of credit) that you are keeping, that lender must sign a form agreeing to stay in “second position” behind your brand-new main mortgage.