Title
Schedule B, line by line
The exceptions in a title commitment decide what your policy won't cover. How to read them, and which ones to question before closing.
Solenne Arrieta6 min read
Real estate counsel · flat fees · by video
Read to the last page, at a price set on the first
We review contracts, clear title and handle 1031 exchanges and HOA disputes for buyers, sellers and landlords across the state. Each matter has one flat fee, quoted before we start, and every meeting happens on a video call.
Cleared
A 2004 judgment lien on a Mesa condo, nine days before closing$7,500
Earnest money returned to a buyer after the inspection noticeDeferred
Tax on the sale of a Tucson fourplex, through a 1031 exchange
Sample matters, shown to illustrate the work. Past results don't guarantee a similar outcome.
Where the deeds record
Six county recorders, one video call
- Maricopa County
- Pima County
- Pinal County
- Yavapai County
- Coconino County
- Mohave County
How we work
Four plain promises, and the file behind each
- Closing · Sample matter
We read the title commitment before your deadlines run.
A Scottsdale buyer's commitment still listed a 2011 deed of trust. The seller's lender recorded its release inside the inspection period, and the closing date held.
- Fees · Sample matter
The fee is fixed before the first page.
A landlord selling three rentals in one year sent each contract by email and had each flat fee back the same afternoon. Three sales, three invoices, no hourly entries.
- 1031 exchange · Sample matter
We name the replacement property early, not on day 45.
An investor trading a Flagstaff cabin for a Phoenix duplex had the duplex and two backups identified in writing on day 31, with the intermediary copied.
- HOA dispute · Sample matter
We answer the board in writing, with its own rules attached.
A Chandler owner was fined for a shade structure the board had approved years before. Our letter quoted the approval and the CC&R section, and the fines were withdrawn before the hearing.
Matters
Three files, and how each one closed
Recorded
Seller in Flagstaff, buyer in Ohio
Both signed by video with a mobile notary at each end. The deed recorded the afternoon the funds arrived.
2025 · Sample matter
Timing depends on the lender and the county recorder.
Settled
A Prescott lot with a fence over the line
A neighbor's fence sat four feet onto our client's lot. A recorded boundary agreement ended it without a lawsuit.
2024 · Sample matter
The survey was the client's cost, outside our flat fee.
$3,200
Repair credit for a Glendale buyer
The seller's disclosure left out a roof leak the inspector found. The buyer took a credit at closing instead of walking away.
2025 · Sample matter
Gross credit, before our flat fee.
Sample matters, shown to illustrate the work. Past results don't guarantee a similar outcome; every property, contract and title is different.
Insights
Written for the week before you sign
1031 exchangesThe two clocks in a 1031 exchange
Forty-five days to name the next property, 180 to buy it. What starts each clock, and what to have ready before you list.
Casimir Thorsby5 min read
Send the contract while the deadlines are still ahead
Attach the purchase contract, the title commitment or the HOA letter. We reply by email with what we see and the flat fee for the work.