Texas title examination for residential and commercial real estate. Analyzes commitments, recorded instruments, surveys, HOA docs, and searches. Outputs DRAFT title opinion letters, requirements checklists, and exception cures for attorney review.
TRIGGERS: Title commitment uploads, title report analysis, Schedule B exceptions, title opinion requests, Texas homestead/community property/mineral questions, clearing title for closing, title insurance documents.
Use this skill whenever someone uploads a title commitment PDF, asks about Schedule B exceptions, wants a title opinion drafted, asks about Texas homestead or community property rules, needs help clearing title for a closing, or asks questions like "what does exception #3 mean?" or "I just got a commitment from [title company], can you look at it?" or "review this title package." Also trigger on any mention of Texas title insurance forms (T-1, T-7, T-19, T-47), lender endorsements, or clearing title requirements.
COVERS: Residential, commercial, minera
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Texas title examination for residential and commercial real estate. Analyzes commitments, recorded instruments, surveys, HOA docs, and searches. Outputs DRAFT title opinion letters, requirements checklists, and exception cures for attorney review.
TRIGGERS: Title commitment uploads, title report analysis, Schedule B exceptions, title opinion requests, Texas homestead/community property/mineral questions, clearing title for closing, title insurance documents.
Use this skill whenever someone uploads a title commitment PDF, asks about Schedule B exceptions, wants a title opinion drafted, asks about Texas homestead or community property rules, needs help clearing title for a closing, or asks questions like "what does exception #3 mean?" or "I just got a commitment from [title company], can you look at it?" or "review this title package." Also trigger on any mention of Texas title insurance forms (T-1, T-7, T-19, T-47), lender endorsements, or clearing title requirements.
COVERS: Residential, commercial, minerals/royalties, TX title forms (T-1, T-7, T-19), lender endorsements.
THIS TOOL DOES NOT PROVIDE LEGAL ADVICE. All outputs are provided for informational purposes only and are intended as FIRST DRAFTS requiring review, verification, and approval by a licensed Texas attorney before use or reliance.
All outputs are preliminary drafts, not final work product
This tool is a drafting assistant, not a substitute for legal counsel
A licensed attorney must review all outputs before any reliance
No attorney-client relationship is created by use of this tool
Laws and regulations change; verify all citations and requirements
Analyze title documents to generate DRAFT outputs that assist attorneys in their title examination work. All analysis should be thorough and well-documented to facilitate attorney review.
Primary Authority: This skill follows the Texas Title Examination Standards (Vernon's Texas Statutes and Codes Annotated, Title 2—Appendix) as the authoritative reference for Texas title examination. See references/tx-exam-standards.md for the complete standards reference.
How to Think About Title Analysis
Title examination is detective work — you're reconstructing a property's ownership history and identifying anything that could prevent a clean transfer. Every document tells part of the story, and your job is to find where the story doesn't add up.
When you find an issue, always think about it from three angles:
What is it? — Classify the issue precisely (lien, exception, chain gap, etc.)
How bad is it? — Use the Severity Framework below to prioritize
What fixes it? — Identify specific cure steps, responsible parties, and timeline
The goal is a work product that saves the reviewing attorney time — not by being perfect, but by being organized, thorough, and honest about what you're uncertain about.
Severity Framework
Classify every finding using this framework. This is critical for residential transactions where not everything is equally urgent.
🔴 CRITICAL — Must resolve before closing
Unreleased deeds of trust / mortgages (active liens on property)
Breaks in the chain of title (missing links in ownership)
Homestead violations (missing spousal joinder on conveyance)
Active judgment liens or federal tax liens against current owner
Failed legal description (doesn't describe the property)
Title vested in deceased person without probate
🟡 IMPORTANT — Should resolve, may delay closing
Name discrepancies without supporting affidavits
Expired but unreleased liens (need release or affidavit)
Missing HOA resale certificate or estoppel
Survey exceptions that could be deleted with T-19
Community property questions without marital status affidavit
Mechanic's lien exposure (recent improvements without waivers)
🟢 INFORMATIONAL — Note for attorney, unlikely to block closing
Standard printed exceptions (taxes not yet due, etc.)
Utility easements along property boundaries (typical)
Mineral reservations (common in Texas, usually don't affect residential closing)
Access easements benefiting the property
Always lead with Critical findings. An attorney scanning your output should see the dealbreakers first.
Handling Scanned / Image-Only Documents
Title packages are frequently scanned PDFs with no extractable text. When you encounter image-only pages:
Examine each page visually — read the document as you would a photograph
Identify the document type first — look for headers, formatting, and form numbers (e.g., "Commitment for Title Insurance," "General Warranty Deed," "Deed of Trust")
Note legibility issues — if a page is blurry, cropped, or partially illegible, say so explicitly rather than guessing
Flag missing pages — scanned packages often have missing or out-of-order pages
If you cannot read critical information from a scanned page, flag it as: "⚠️ Unable to read [specific information] on page [X] — manual review required."
Title Analysis Workflow
Identify Documents → Catalog all uploaded documents by type
Parse Commitment → Extract Schedule A (coverage) and Schedule B (exceptions/requirements)
Analyze Chain of Title → Review vesting, conveyances, and gaps
Examine Exceptions → Classify and assess each Schedule B exception
Transaction Type & Texas-Specific Review:
5A: Commercial RE → Entity authority, ALTA survey, environmental, UCC, leases, endorsements
5C: All transactions → Homestead, community property, minerals, water rights
Cross-Reference Check → Loop back through steps looking for contradictions
Generate Outputs → Title opinion, requirements checklist, cure recommendations
Step 1: Document Identification
Catalog uploaded documents into these categories:
Category
Documents
Commitment
Commitment for Title Insurance, Preliminary Title Report
Recorded Instruments
Deeds, deeds of trust, liens, releases, easements, plats, restrictions
Survey
Survey, plat, metes and bounds description
Tax/Assessment
Tax certificate, tax statement, special assessment info
HOA/Restrictions
HOA docs, CCRs, bylaws, resale certificate
Searches
Judgment search, bankruptcy search, UCC search, federal tax lien search
Other
Affidavits, death certificates, divorce decrees, probate documents
If key documents are missing, note them in the Requirements Checklist.
Step 2: Parse the Commitment
Extract and organize:
Schedule A (Coverage)
Effective date
Proposed insured (owner and/or lender)
Policy amounts
Legal description
Current vesting (who owns the property now)
Schedule B-I (Requirements)
Number and list each requirement. Common Texas requirements:
Payment of current taxes
Release of existing liens
Execution of deed/deed of trust
HOA resale certificate
Survey or affidavit
Proof of entity authority (for LLCs, corporations)
Marital status affidavit
Heirship affidavit
Schedule B-II (Exceptions)
Number and list each exception. Categorize as:
Standard Exceptions (deletable with proper documentation)
Special Exceptions (property-specific, require individual analysis)
Step 3: Chain of Title Analysis
Review recorded instruments to verify continuous, valid ownership. Think through the chain like this:
The Reasoning Process
For each link in the chain, ask these questions in order:
Who is the grantor? Does this person/entity match the grantee from the previous conveyance? Check for exact name match, and if not exact, determine whether it's the same person (married name change, nickname, middle name variation, suffix added/dropped).
What type of conveyance? General warranty deed provides the strongest title protection. Special warranty deed limits warranties to grantor's period of ownership. Quitclaim deeds are a yellow flag — they may indicate a title dispute or an attempt to cure a defect. Note the type and what it means for the chain.
Was it properly executed? Check for: grantor signature, notarization, and evidence of delivery (recording). In Texas, a deed must be signed by the grantor but need not be signed by the grantee.
Are there outstanding interests? Look for unreleased liens (deeds of trust, judgment liens, mechanic's liens). A lien recorded against the property that has no corresponding release is a red flag until accounted for.
Common Residential Chain Patterns
These patterns show up constantly in residential title work — be ready for them:
Multiple refinances leaving unreleased liens: A homeowner who has refinanced 2-4 times may have old deeds of trust that were paid off but never formally released. Look for: the new lender's deed of trust recorded close in time to the old one, suggesting a payoff. Flag the unreleased ones but note the likely payoff if the timeline supports it. Severity: 🟡 IMPORTANT (need releases or affidavits).
Married couple where only one spouse is on title: Very common. If the property was acquired during the marriage, it's presumptively community property regardless of whose name is on the deed. Both spouses must sign any conveyance. Check: acquisition date vs. marriage, whether spouse's joinder appears on subsequent conveyances. Severity: 🔴 CRITICAL if joinder is missing on the conveyance in question.
Transfers between spouses (divorce): Look for divorce decrees that awarded the property to one spouse, followed by a deed. The decree alone doesn't transfer title in Texas — a deed is needed. Also check: was the deed of trust in both names? Does the assuming spouse qualify? Severity: 🔴 CRITICAL if deed not recorded after decree.
Inherited property with informal heirship: Property may pass by heirship affidavit rather than formal probate. Check: was the affidavit properly recorded? Does it identify all heirs? Is there a self-proving affidavit or court determination? Informally passed property is the #1 source of residential chain-of-title problems. See references/tx-probate.md. Severity: 🔴 CRITICAL if heirship affidavit is missing or incomplete.
Property in trust: Check for recorded trust agreement or memorandum of trust. Verify the trustee has authority to convey. See references/tx-entities.md. Severity: 🟡 IMPORTANT.
Red Flags
Gaps in chain exceeding 25 years (Texas marketable title period)
Deeds from estates without proper probate
Quitclaim deeds in the chain (may indicate title dispute)
Unreleased vendor's liens or deeds of trust
Name variations without supporting affidavits
Step 4: Exception Analysis
For each Schedule B-II exception, work through this reasoning chain:
Step-by-Step Exception Analysis
First: What type of exception is this?
Standard/pre-printed exception → Usually deletable with documentation
Specific recorded instrument → Need to assess the actual document
General exception (e.g., "rights of parties in possession") → May be deletable
Second: Does it actually affect this property?
Check the legal description in the exception against the subject property
An easement across Lot 6 doesn't affect Lot 5
A restriction on Block 2 does affect all lots in Block 2
Third: How does it impact use, value, or marketability?
Utility easement along rear property line → minimal impact on typical residential use
Access easement across the middle of the lot → significant impact
Building setback restriction → depends on whether structures comply
Fourth: Can it be cured, and if so how?
Release from the beneficiary
Expiration by operation of law
Insurance over (title company agrees to insure despite exception)
Remains as exception to policy (buyer accepts it)
Fifth: Apply the Severity Framework (🔴 / 🟡 / 🟢) and note the classification.
Exception Classification Quick Reference
Type
Description
Typical Treatment
Standard/Pre-printed
Taxes, survey matters, rights of parties in possession
Often deletable with documentation
Deed Restrictions/CCRs
Use restrictions, architectural controls
Usually remain; review for enforceability
Easements
Utility, access, drainage
Remain unless released; assess impact
Mineral Reservations
Oil, gas, mineral rights
See references/tx-minerals.md
Liens/Encumbrances
Deeds of trust, judgment liens, mechanic's liens
Must be released or subordinated
HOA/POA
Assessments, maintenance obligations
Review for delinquencies
See references/tx-exceptions.md for comprehensive exception analysis guidance.
Step 5: Transaction Type Detection
Before proceeding with Texas-specific analysis, identify the transaction type and run the applicable sub-workflow:
IF commercial property (office, retail, industrial, multifamily 5+, mixed-use, land for development) → Run Step 5A below
IF manufactured housing on the property → Run Step 5B below
IF residential (SFR, condo, townhome, 1-4 family) → Skip to Step 5C below
Step 5A: Commercial Real Estate Workflow
See references/tx-commercial.md for complete guidance.
Additional analysis required for commercial transactions:
Entity authority: Verify all signing entities are authorized. Check articles, certificates of good standing, operating agreements, resolutions. See references/tx-entities.md
ALTA/NSPS survey review: Require current ALTA/NSPS survey with applicable Table A items. Cross-reference survey exceptions against commitment. See references/tx-survey.md
Environmental due diligence: Confirm Phase I ESA completed. Flag Recognized Environmental Conditions (RECs). Note CERCLA/TCEQ implications
UCC search: Review fixture filings; require UCC-3 terminations for releases
Lease analysis: For tenanted properties, review lease abstracts for title impact. Identify required SNDA agreements and tenant estoppel certificates
Commercial endorsements: Determine required endorsement package (T-1, T-2, T-19 with Table A, T-23/T-23.1, T-15/T-16, T-30, T-36, T-44 as applicable)
Lien analysis: Enhanced lien review including mechanic's liens on commercial projects (retainage, trapped funds). See references/tx-liens.md
1031 exchange: If applicable, verify exchange accommodator structure and timing requirements
Zoning: Note zoning classification and any pending changes
Condemnation: Check for pending or completed condemnation actions, especially pipeline/utility easements. See references/tx-condemnation.md
Step 5B: Manufactured Housing Workflow
See references/tx-manufactured-housing.md for complete guidance.
Analysis required for manufactured housing:
Classification check: Determine if home is currently personal property or real property
Statement of Location (SOL): Verify SOL filed with TDHCA AND recorded in county real property records
Document of title: Confirm TDHCA document of title has been surrendered/cancelled
Election to treat as real property: Verify proper election recorded
Owner match: Confirm owner of manufactured home = owner of land (or has qualifying leasehold)
Lien check: Check for liens on personal property title that weren't released before conversion
Gap analysis: If home is on land but NOT properly converted, flag as critical title defect — real property deed and deed of trust do NOT cover the home
Title insurance: Confirm title policy will cover the manufactured home as real property (requires proper conversion)
Step 5C: Texas-Specific Analysis
Homestead (Tex. Prop. Code §§ 41.001-41.005)
Urban homestead: Up to 10 acres (family) in city, town, or village
Rural homestead: Up to 100 acres (single adult) or 200 acres (family)
Reasoning process for homestead analysis:
Is the property likely a homestead? Look for: owner-occupied residence, family home, homestead exemption filed with tax authority
If homestead, are both spouses signing the current conveyance? This is required even if only one spouse is on title (Tex. Const. Art. XVI, § 50)
Check the liens against the property — only certain liens are valid against homestead: purchase money, taxes, home improvement (with specific requirements), home equity (with constitutional protections), refinance of existing valid lien
If there's a home equity loan: verify compliance with Tex. Const. Art. XVI, § 50(a)(6) — 80% LTV cap, 12-day cooling period, etc.
If you can't determine homestead status: Flag it explicitly. "⚠️ Homestead status undetermined — if this property is the owner's homestead, spousal joinder is required on all conveyances and lien restrictions apply. Recommend marital status affidavit." Severity: 🟡 IMPORTANT until resolved.
Community Property (Tex. Fam. Code § 3.002)
Presumption: Property acquired during marriage is community property.
Reasoning process:
When was the property acquired? (Check deed date)
Was the owner married at that time? (Check marital status if known)
If acquired during marriage → presumptively community property → both spouses must join in conveyance
If claimed as separate property → need tracing evidence (gift, inheritance, pre-marriage acquisition, or partition agreement)
If marital status is unknown → flag it and recommend marital status affidavit
Minerals and Royalties
See references/tx-minerals.md for detailed analysis.
Key points:
Texas follows "ownership in place" theory
Surface estate may be severed from mineral estate
Dominant mineral estate doctrine
Check for existing leases, royalty interests, executive rights, NPRIs
For residential transactions: Mineral reservations are extremely common in Texas and usually don't affect the residential closing. Note them, classify as 🟢 INFORMATIONAL unless the reservation includes unusual surface access rights or the buyer has specifically asked about minerals.
Water Rights
See references/tx-water-rights.md for detailed analysis.
Key points:
Texas has a dual water system: state-owned surface water vs. privately-owned groundwater
Surface water: Prior appropriation system (permit required from TCEQ)
Groundwater: Rule of capture (owner owns in place; Edwards Aquifer Auth. v. Day)
Groundwater rights are severable — check chain for reservations
Properties in GCDs subject to local district rules and permits
Review for water rights conveyances, reservations, or severances
Step 6: Cross-Reference Check
Before generating outputs, loop back through your analysis and look for contradictions or items you may have missed. This is where real examiners catch the issues that a linear first pass misses.
Chain ↔ Exceptions: Does the chain of title analysis reveal any liens or interests that should appear as exceptions but don't? Conversely, do any exceptions reference instruments you didn't see in the chain?
Survey ↔ Exceptions: If a survey is available, do the physical conditions shown match the exceptions? An easement exception should correspond to something on the survey. A survey showing an encroachment should generate an exception.
Homestead ↔ Liens: If the property is or may be homestead, re-examine every lien against the homestead lien restrictions. A home equity loan that doesn't comply with Tex. Const. Art. XVI, § 50(a)(6) is void.
Names ↔ Everything: Do all the names used across all documents consistently refer to the same parties? A judgment lien against "John A. Smith" may or may not affect "John Smith" depending on additional identifying information.
Dates ↔ Timeline: Do the dates make sense? A deed of trust recorded before the deed it's supposed to secure is a problem. A release recorded before the lien it's supposed to release is suspicious.
If you find contradictions, note them clearly in your output with the ⚠️ flag and recommend specific investigation steps.
Step 7: Generate DRAFT Outputs
CRITICAL: All outputs must include the following header disclaimer:
**DRAFT - FOR ATTORNEY REVIEW**
This document is a preliminary draft prepared for informational purposes only.
It does not constitute legal advice and must be reviewed, verified, and approved
by a licensed Texas attorney before any use or reliance.
Choose Output Mode
Before generating, determine which output mode fits the request:
Quick Analysis Summary (default for most residential): A concise, structured analysis organized by severity. Leads with Critical findings, then Important, then Informational. Includes a requirements checklist at the end. Best for: standard residential transactions, quick turnaround, initial review before deeper dive.
Full Opinion Letter: Formal title opinion letter with all sections per references/tx-opinion-template.md. Best for: complex transactions, attorney work product, situations where the user specifically requests a formal opinion.
If the user doesn't specify, default to Quick Analysis Summary for residential and Full Opinion Letter for commercial.
Output 1: DRAFT Title Opinion Letter (or Quick Analysis Summary)
For Quick Analysis Summary, structure as:
DRAFT DISCLAIMER (required)
Property Summary — Address, legal description, current vesting, commitment info
🔴 Critical Findings — Anything that must be resolved before closing, with specific cure steps
🟡 Important Findings — Items that should be addressed, with recommended actions
🟢 Informational Notes — Standard items, mineral reservations, routine exceptions
Requirements Checklist — Organized action items with responsible party and status
Exceptions Summary — Brief table of all exceptions with classification and treatment
Limitations — What wasn't reviewed, what couldn't be determined
For Full Opinion Letter, use the docx skill to generate formal opinion. See references/tx-opinion-template.md for structure.
Key sections:
DRAFT DISCLAIMER (required at top of document)
Purpose and scope
Documents examined (with recording info)
Legal description
Chain of title summary
Current vesting
Requirements for clear title
Exception analysis with recommendations
Texas-specific matters (homestead, community property, minerals)
Opinion statement (marked as DRAFT pending attorney review)
Qualifications and limitations
Output 2: DRAFT Requirements Checklist
Generate actionable checklist organized by:
Must Clear Before Closing (deal-breakers) — 🔴 items
Documents Needed (source and status) — 🟡 items
Payoffs Required (lienholder and estimated amounts)
Affidavits/Certifications (who signs, purpose)
HOA Items (resale cert, assessment status)
Tax Items (current/prior years, special assessments)
Remaining Exceptions (items that cannot be cleared) — 🟢 items
Include disclaimer: "This checklist is a draft for attorney review. Verify all items and requirements before reliance."
Output 3: DRAFT Exception Cure Recommendations
For each curable exception, provide:
Issue description
Severity classification (🔴 / 🟡 / 🟢)
Specific cure steps
Documents needed
Responsible party (Seller/Buyer/Lender)
Timeline estimate
Include disclaimer: "Cure recommendations are preliminary and must be verified by a licensed attorney."
When Information Is Missing or Ambiguous
Title packages are frequently incomplete. When you encounter gaps:
Don't guess. If you can't determine something from the documents provided, say so explicitly.
Flag it with a specific question. Instead of "additional information needed," say "⚠️ The deed from Smith to Jones (Doc. No. 2019-12345) references a prior deed of trust that is not included in this package. Was this lien released? If so, please provide the release document."
State your assumption and its risk. If you need to proceed despite missing information, say: "Assuming [X] based on [Y]. If this assumption is incorrect, [consequence]."
Classify the uncertainty. A missing release for a $500K deed of trust is 🔴 CRITICAL. A missing HOA resale certificate is 🟡 IMPORTANT. A missing copy of standard subdivision restrictions is 🟢 INFORMATIONAL.
When to Cite Standards
Cite Texas Title Examination Standards when they add value — not on every routine observation. Good citation practice:
Do cite when:
There's a genuine title issue and the standard provides the analysis framework
The standard resolves an ambiguity (e.g., Standard 15.90 on Texas's notice recording system)
Homestead or community property questions arise (Standards 5.10-5.50, 6.10-6.70)
Adverse possession or limitations issues (Standards 18.10-18.60)
Don't cite for:
Routine observations ("the deed was properly recorded" doesn't need a standard citation)
Standard exceptions that don't raise issues
General statements about Texas law that aren't controversial
Key Standards Quick Reference
Marketable Title: Standard 2.10
Recording/Notice: Standard 15.90 (Texas has a NOTICE system, not race-notice)
Judgment Liens: Standards 15.40-15.60
Mechanic's Liens: Standards 15.70-15.80
Homestead: Standards 6.10-6.70
Community Property: Standards 5.10-5.50
Adverse Possession: Standards 18.10-18.60
Chain of Title: Standards 3.10-3.50
Reference Files
Load these as needed for detailed guidance:
Primary Authority
references/tx-exam-standards.md - Texas Title Examination Standards (Vernon's Texas Statutes and Codes Annotated, Title 2—Appendix). This is the authoritative reference for Texas title examination and should be consulted for all substantive title questions.
references/sample-outputs/sample-title-opinion.md - Example draft title opinion format
references/sample-outputs/sample-requirements-checklist.md - Example requirements checklist
references/sample-outputs/sample-exception-analysis.md - Example exception analysis
Data Integration
data/title-analysis-schema.json - JSON Schema for structured data export
data/sample-analysis-record.json - Sample analysis record in JSON format
references/tx-data-schema.md - Schema documentation with field definitions and CSV mapping
Use the data schema to export analysis results to case management systems. The schema supports JSON (primary), CSV/Excel (flattened), and XML (legacy) formats.
Quality Verification
Before delivering any output, review references/tx-quality-checklist.md to verify completeness and accuracy.
