Clear title.
Certain close.
Flat fees published.

In Texas, both licensed title companies and licensed attorneys can conduct closings and issue title insurance. At Marlowe, every closing is conducted by a licensed attorney — not a non-attorney closer. This means that if a legal question arises at the table (and they do), we can address it on the spot rather than stopping the closing to "check with a lawyer."

You have the right to choose your own title and closing attorney in Texas. Your realtor's preferred title company may be excellent, but it is worth understanding that your realtor receives no kickback or referral fee from Marlowe — our recommendations are based entirely on the merits of your transaction. We welcome calls from buyers and sellers who want an independent attorney-conducted closing regardless of who their agent recommended.

An owner's title insurance policy protects you against defects in the title that existed before you purchased the property — liens you did not know about, forged signatures in the chain of title, boundary disputes, or claims by heirs of prior owners. The premium is paid once at closing and covers you for as long as you own the property. Texas title insurance rates are regulated by the Texas Department of Insurance; the premium is the same regardless of which agent issues the policy, so the differentiating factor is the quality of the title examination and curative work, not the premium.

A title commitment (or title binder) is the underwriter's agreement to issue a title insurance policy, subject to specific conditions and exceptions. It shows the current ownership, any liens or encumbrances on the property, and what must be resolved before the policy is issued. Under TREC contracts, the seller is typically required to provide a title commitment within a specified number of days after the effective date. We deliver commitments within 5 business days of receiving a complete title order on standard residential transactions.

A title defect does not necessarily kill a deal — it depends on the nature of the problem and whether it can be cured before closing. Common curable issues include old releases not filed, payoff discrepancies, minor legal description errors, and expired liens. Our attorneys perform the curative work necessary to clear title or advise you on whether the defect represents a risk that should affect the contract terms or your decision to proceed. We quote curative work transparently and separately from the base closing fee.

A survey is prepared by a licensed land surveyor (not by us) and shows the exact boundaries of the property, any improvements, and any easements or encroachments visible on the ground. We review the survey as part of the title examination to identify any matters that affect coverage under the title policy. If the survey reveals a problem — an encroachment, a fence over a boundary line, or an undisclosed easement — we advise you on the legal implications and, if necessary, negotiate modifications to the title commitment exceptions.

Yes. We form the entities used for real estate acquisitions and advise on how to structure ownership for liability protection, estate planning, and financing purposes. If you are buying property through an existing LLC, we review the operating agreement to confirm the signatory authority before closing. If the lender requires a personal guarantee from the LLC member, we explain the practical implications of that obligation in plain language at the closing table.