When you're buying or selling a home in Texas—especially in fast-growing areas like Frisco, Prosper, McKinney, Celina, Plano, and Little Elm—one of the most important behind-the-scenes processes is title curative.
Title curative is simply the process of fixing problems with the title so the property can legally and safely transfer ownership.
Most transactions have at least one item that needs to be cleared.
Some are minor and easy. Others can delay or completely derail a closing.
My job is to work closely with the title company to make sure everything is cleared so your transaction stays on track.
Here’s exactly how title curative works and what you need to know.
1. What Is Title Curative?
Title curative is the process of:
✔️ Identifying title defects
✔️ Fixing (curing) those defects
✔️ Ensuring clean, insurable title
✔️ Protecting the buyer’s ownership rights
No title company will issue a policy until all curative issues are resolved.
2. Where Do Title Defects Show Up?
Title defects almost always appear in:
✔️ Schedule C of the title commitment
(These must be cured before closing.)
Examples include:
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Tax liens
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Child support liens
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Judgments
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Unreleased mortgages
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Boundary disputes
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Probate issues
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Mechanics’ liens
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HOA delinquencies
Any one of these can stop a closing in its tracks.
3. Common Title Issues in North Texas
A) Missing Release of Lien
Old mortgages not properly released.
B) Unpaid Property Taxes
Especially at the end of the year.
C) HOA Balances
Unpaid dues appear on Schedule C.
D) Mechanics’ Liens
Contractors who weren’t paid.
E) Child Support Liens
Appear frequently in public records.
F) Probate & Heirship Issues
When the seller inherited the house.
G) Boundary or Encroachment Issues
Found on the survey.
H) Title Fraud / Forgery (rare)
But taken extremely seriously.
I’ve seen all of these—and I know how to help navigate them.
4. Who Handles Title Curative?
The title company is responsible for curing title issues, but:
✔️ Seller must cooperate
✔️ Attorneys may be involved
✔️ Lenders must approve certain resolutions
✔️ HOA may need to provide clearance
✔️ Courts may need to sign releases (in probate situations)
I coordinate communication between everyone so progress continues.
5. How Long Does Title Curative Take?
It depends on the issue.
✔️ Small issues → 1–5 days
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Missing payoff statement
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Unpaid HOA dues
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Incorrect legal descriptions
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Admin errors
✔️ Medium issues → 1–3 weeks
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Liens
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Judgments
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Missing releases
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Tax issues
✔️ Major issues → 30+ days
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Probate
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Heir disputes
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Court orders
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Forged documents
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Boundary disputes
This is why I encourage early title work whenever possible.
6. How Title Companies Fix Common Problems
A) Liens & Judgments
Title requires payoff amounts and releases.
Seller must pay at closing.
B) Unreleased Mortgages
Title obtains a “Release of Lien” from the previous lender.
C) Mechanics’ Liens
Seller negotiates a settlement or provides proof of payment.
D) Boundary Issues
Option 1: Move or adjust the structure
Option 2: Negotiate easement
Option 3: Obtain a boundary agreement
E) Probate Issues
Heirs must provide legal authority to sell.
Sometimes requires court orders.
F) HOA Problems
HOA provides a “Clearance Letter” once paid.
I keep track of the status of every required cure.
7. What Buyers Should Know About Title Curative
As a buyer, title curative is one of your strongest protections.
You do not have to close until:
✔️ All Schedule C items are resolved
✔️ Title can insure your ownership
✔️ Survey issues are corrected
✔️ Liens are cleared
✔️ The property is legally transferable
If the seller cannot cure the issues, you can:
✔️ Terminate
✔️ Get earnest money back
I make sure your rights are fully protected.
8. What Sellers Should Know About Title Curative
If you're selling, unresolved title problems can:
❌ Delay closing
❌ Reduce proceeds
❌ Jeopardize the sale
❌ Require legal action
❌ Prevent the sale entirely
This is why I ask sellers early on:
“Have you refinanced, taken out loans, or done improvements recently?”
“Is this home part of an inheritance?”
“Are there any known liens or judgments?”
The earlier we identify issues, the more options we have to fix them.
9. When Title Curative Causes Delays
Delays happen when:
❌ Seller is unresponsive
❌ HOA takes too long
❌ Lienholder is slow
❌ Court documents are needed
❌ Estates/heirs aren’t cooperating
❌ Survey corrections take time
❌ Payoff statements are delayed
I work proactively to keep pressure on all parties.
10. When Title Cannot Be Cured
In rare cases, title cannot be cleared.
Examples:
❌ Heirship disputes
❌ Fraudulent deeds
❌ Severe boundary problems
❌ Major unpaid liens with no resolution
❌ Foreclosure complications
❌ Unclear chain of title
If title cannot be cured:
✔️ Buyer may terminate
✔️ Earnest money must be refunded
✔️ Contract may be void
My priority is always to protect you from unsafe or uninsurable property.
11. My Role in Title Curative
When I represent you, I:
✔️ Read the title commitment line-by-line
✔️ Identify curative issues early
✔️ Coordinate with title daily
✔️ Keep pressure on sellers to resolve items
✔️ Communicate progress with you
✔️ Prevent closing delays
✔️ Protect your rights if curative fails
I don’t let title problems sit.
I address them aggressively and professionally.
12. My Rule of Thumb for Title Curative
**If the issue is financial, it can usually be fixed.
If the issue is legal, it may become complex.
If the issue is structural or boundary-related, it needs immediate attention.**
And I help you navigate each one.
Bottom Line: Title Curative Protects Your Ownership
Title curative ensures:
✔️ Clean ownership
✔️ No future disputes
✔️ Clear boundaries
✔️ Insurable title
✔️ Safe closing
You should only close on a home when the title is truly clean—and I help make that happen.
Want a Realtor Who Knows the Title Process Inside and Out?
If you want a smooth, protected, problem-free transaction in North Texas, I’d love to help.
Call or Text: (254) 644-5297✉️ Email Me
