TX Underwriting Summary

Search/Exam

• Minimum Search Requirements -- Full plant search (can bring forward a starter if it is a full owners or loan policy – not short form)
• Plant or other search restrictions -- Yes, geographic plant in every county licensed must cover period back to 1979

• Additional Requirements for REO Searches -- NO
• Foreclosure Checklist -- N/A
• Special Searches Required (Code, HOA, Utilities)? -- No
• Survey Requirements -- YES – for survey deletions (and any short form policy); either new survey or existing survey and T-47 Survey Affidavit
• UPL Hot Button Issues -- Doc prep only

UPL

• Attorney involvement not required other than for doc preparation
• Fee attorneys act as escrow officers for title companies and receive a percent of premium and can have the title company’s name on door in return for audit of their escrow accounts.
• Third party attorneys operate under authority of Procedural Rule P-22, are not escrow officers and cannot receive Insured Closing Protection.
• Search, exam and closing the transaction can all be done by layperson.
• Title insurance agents must provide title evidence from a licensed abstract plant. Attorneys can, for an agreed upon fee, examine or close the transaction as defined in procedural rule P-1f of the Texas Basic Manual for Writing of Title Insurance promulgated by the Texas Insurance Department.

Witness Requirements

None Required. Two witnesses may substitute for notary acknowledgement but not a common or desireable practice.

Mortgage/Transfer Tax

None

Spousal Joinder Requirements/Homestead

• If the property is homestead of the owner and non-title holding spouse, joinder of the spouse is required.
• for mortgages, the non-titled spouse may sign only the lien instrument and not the debt instrument.
• A rural homestead is limited to 100 acres for a single person and 200 acres for a family.
• An urban homestead is limited to a lot or contiguous lots which do not exceed 10 acres.
• In order to be effective, a homestead disclaimer must designate other property then owned as homestead, and the other property must use up all of the declarant’s homestead allotment.
• Homestead property may not be conveyed or mortgaged without the joinder of both spouses. The rule applies whether the homestead is community property or the separate property of one spouse.

Community Property

• Texas is a community property state.
• All property acquired during marriage is presumed to be community, unless acquired by gift, devise or descent.
• A divorce decree should divest one spouse of the property and award the property to the other spouse.
• If community property is not disposed of in a divorce decree the parties thereafter hold the property as tenants in common.
• Community property cannot be conveyed or mortgaged without the consent of both spouses.
• A deed by one spouse of community property to a third party is void, but creates a cloud on title.
• Texas follows the “inception of title” rule. Whether something is separate or community is determined by the facts existing at the time the property was acquired.

Who May Serve As Trustee On Deed Of Trust

• Any individual, who does not have to be a resident of Texas. Initial trustees are frequently replaced with substitute trustees who conduct foreclosures.

An underwriter or title agent may be designated as the trustee, but it is not customary or required.

Time Limitations

• US Judgment Liens -- 20 years, renewable for 20 years
• State Court Judgment Liens -- Money judgments – 10 years renewable for 10 years
• Federal Tax Liens -- 10 years (+30 days); can be refiled
• State Tax Liens --
• Estate Tax Lien -- Federal 10 years
• State Inheritance Tax Liens --
• Mechanics Liens -- ___ if homestead; ___ for non-homestead property unless action to foreclose is commenced
• Financing Statements -- 5 years; 30 years for Manufactured Housing
• Mortgages -- 4 years from Maturity Date
• HOA Liens --
• Condominium assessments --
• Child Support Liens --

Odd Stuff

• Underwriter can sign a release affidavit after settlement agent has paid the loan and given lender notice that the loan was paid, no release has been sent by lender, and that the affidavit is being filed as a release. Proof of payment must be attached to the letter to the lender.
• Texas practices are highly regulated with details set forth in the Texas Basic Manual for Writing of Title Insurance
• General exceptions are not allowed if an insured objects (P-5). Parties in possession is governed by P-3. Mechanic’s liens are governed by P-8. Taxes and rollback taxes are printed in the commitment and policy.
• Texas forms, policies, commitments, binders and endorsements are promulgated by the Insurance Commissioner. After May 1, 2008, they are essentially the ALTA forms with minor variations.
• By law, Texas title insurance policies may not insure marketable title.Texas policies insure good and indefeasible title.
• No usury coverage available.
• Definitions in Texas Rules:
  • Escrow Officer - An attorney, or bona fide employee of either an attorney licensed as an escrow officer, bona fide employee of a title insurance agent, or bona fide employee of a direct operation whose duties include any or all of the following: (1) countersigning title insurance forms; or (2) supervising the preparation and supervising the delivery of title insurance forms; (3) signing escrow checks; or (4) closing the transaction.
  • Closing the Transaction - The investigation made on behalf of a title insurance company, title insurance agent or direct operation before the actual issuance of the title policy to determine proper execution, acknowledgment and delivery of all conveyances, mortgage papers, and other title instruments which may be necessary to the consummation of the transaction and includes the determination that all delinquent taxes are paid, all current taxes, based on the latest available information, have been properly prorated between the purchaser and seller in the case of an Owner’s Policy, the consideration has been passed, all proceeds have been properly disbursed, a final search of the title has been made, and all necessary papers have been filed for record.