Does this guarantee the title is clean or insurable?

No. The report tells you what the public records show and flags the risks I find. It does not guarantee title insurability or that nothing was missed, and it does not replace a title company, underwriter, or title insurance policy.

Is this a title commitment or title insurance?

No. This is independent due-diligence research. Title insurance is a separate product issued by a title company. My report helps you and your title company understand what may need to be resolved.

What if you find a deal-killer — do I still pay?

Yes, and that is often the most valuable result. The point of due diligence is to find serious problems before you own them. A report that helps you avoid a costly mistake has done its job.

Do you work outside Texas?

Yes. I am based in Texas with deep experience in Texas records, and I work in other states and counties where I can access the necessary records. Tell me the county and state and I will confirm.

How fast can you turn it around?

Standard turnaround is 3–5 business days once I have the property details and county access. Rush requests can often be accommodated for an additional fee — mention your deadline.

Before You Buy

Pre-Bid Property Research & Title Due Diligence

A thorough public-record review of a property before you bid or buy — chain of title, surviving liens, tax-sale issues, and red flags — delivered as a clear written report.

Find liens and claims that can survive the sale

Understand tax-sale, deed, and legal-description issues early

Get a plain-language report with a GO / CAUTION / NO-GO read

From an experienced title professional — 20+ years of hands-on title review experience.

From $350Standard residential parcel

From $500 for commercial or complex titles

Turnaround: 3–5 business days

Prefer to ask questions first? Send an inquiry

Questions first? Email info@taxdeedduediligence.com

Who this is for

Tax deed and tax sale bidders doing pre-auction homework

Buyers of wholesale, off-market, or distressed properties

Owner-finance buyers who want to verify what they are buying

Investors who want a title professional’s eyes before committing

Not sure which service fits?

Answer a couple of quick questions and get pointed to the right service for your situation — no pressure, no legal advice.

What the research covers

I examine the public record the same way I would for any title file, focused on the risks that matter most to a buyer:

Chain of title summary with recording references

Lien and encumbrance search, with survival analysis

Federal / IRS tax lien check

Tax-sale validity and redemption-period review

Legal description and obvious deed / survey red flags

Environmental and use red-flag screening

What you receive

A professional written report you can keep and share
Each finding explained in plain language with its significance
An itemized risk assessment
A clear GO / CAUTION / NO-GO recommendation with reasons

What to send to get started

Property address and parcel / tax ID number
County and state
Auction or closing date, if applicable
The seller, wholesaler, or auction source (if known)
Any documents you already have

An anonymized example

A buyer was about to bid on a low-priced parcel that looked like an easy flip. The record review surfaced a federal tax lien and a gap in the chain of title that would have made the property very hard to resell or insure without significant work. The report laid out the issues and the likely cost to address them, and the buyer chose to pass — avoiding a problem that would have dwarfed the cost of the review.

Examples are anonymized and for educational purposes only. Results vary by county, property, and record availability. A due diligence review does not guarantee title insurability or the absence of undiscovered issues.

Order a Property Review

From $350Standard residential parcel

From $500 for commercial or complex titles

Turnaround: 3–5 business days

Prefer to ask questions first? Send an inquiry

Frequently Asked Questions

Have a question not listed here? Email info@taxdeedduediligence.com

See a Sample Report Post-Purchase Title Review Strategy Consultation

Certified Title Examiner

Licensed Escrow Officer

20+ Years Experience

Published Author

Disclaimer: TaxDeedDueDiligence.com and James K. Quigg provide title research, public-record due diligence, and investor education only. Nothing provided constitutes legal advice, and no attorney-client relationship is created. A review does not replace an attorney, surveyor, title company, underwriter, or title insurance policy, and does not guarantee title insurability, clean title, profit, or any specific outcome. Findings are based on available public records at the time of research. For legal advice, consult a licensed attorney in your jurisdiction.