Category: Closing Process

The Realtor’s Closing Timeline: From Executed Contract to Keys
Every deal is different, but most financed purchases follow a predictable rhythm. Here’s the timeline we see on a typical 30-day Memphis closing — and where agents make the biggest difference.
Day 0–1: Contract to title
- Send the fully executed contract and all addenda to orders@suretitleco.com.
- Earnest money is delivered per the contract — share our secure Send Earnest Money link with your buyer.
- We open the file, confirm parties, and send Qualia Connect invitations.
Days 2–7: Search and commitment
The title search is completed and the commitment issued. We request payoffs and HOA information. Agent action: review requirements; tell us about estates, LLCs, or out-of-town signers now.
Days 7–21: Due diligence and loan processing
Inspections, repair negotiations, appraisal, and underwriting happen on the buyer side. Send all amendments to title as soon as they’re signed — changed prices, credits, or dates affect the settlement statement.
Days 21–27: Clear to close and CD
Once the lender issues clear to close, we balance figures with the lender and both agents. On most consumer mortgages, the buyer must receive the Closing Disclosure at least three business days before consummation, so late changes can push your date.
Days 27–30: Schedule, sign, fund
- Signing appointments confirmed for buyers and sellers
- Wire instructions delivered securely; buyers verify by phone
- Final walkthrough completed
- Signing, funding, disbursement, and recording
Where deals slow down
- Amendments not sent to title
- Late HOA or payoff information
- Name mismatches between contract, ID, and loan
- Out-of-town signers identified at the last minute
- Last-minute changes to credits after the CD is issued
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: For Realtors · Our Technology · Mortgage Calculators
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
Selling Your Memphis Home: What to Expect from Contract to Close
Once you accept an offer, the clock starts. Here’s what Memphis sellers can expect between signing the contract and handing over the keys.
Step 1: The title company opens your file
Your agent sends the contract to the title company. You’ll receive an invitation to a secure portal and a seller information sheet asking for your loan details, HOA information, forwarding address, and marital status.
Step 2: Title search and payoffs
We search the property records and request payoff statements from your mortgage lender and any other lienholders. If there’s a home equity line, it must be paid off and closed so it can’t be drawn again.
Step 3: Inspections and repairs
The buyer completes inspections and may request repairs. Keep receipts for completed work — they’re often needed before closing.
Step 4: Reviewing your settlement statement
A few days before closing, you’ll receive your estimated settlement statement showing the sale price, payoffs, commissions, prorated property taxes, any seller concessions, the Tennessee transfer tax if you agreed to pay it, and your estimated net proceeds.
Step 5: Closing day
Bring a valid photo ID for everyone on the deed. You’ll sign the deed, affidavits, and the settlement statement. Many sellers sign ahead of the buyers or through a mail-away package if they’ve already moved.
Step 6: Getting paid
Proceeds are disbursed after the buyer’s funds are received and the lender authorizes funding — often the same day in Tennessee. Your bank details should be collected through a secure, verified process, never by email.
Seller tips
- Tell us early about estates, divorces, liens, or name changes.
- Leave all keys, openers, and codes for the buyer.
- Don’t cancel homeowners insurance or utilities until after closing.
- Want to know your bottom line before listing? Ask for a free seller net sheet.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Mortgage Calculators · Closing Services · Escrow Services
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
What Is Escrow? Earnest Money, Payoffs, and Disbursements Explained
“Escrow” gets used in two ways in real estate. One is the closing escrow handled by a title company; the other is the ongoing escrow account your lender keeps for taxes and insurance. This article focuses on the first.
Escrow means a neutral third party
When you’re under contract, money changes hands between people who don’t know each other. An escrow agent — the title company — holds the funds and releases them only when the contract’s conditions are met and everyone has signed.
Earnest money
Earnest money is the good-faith deposit a buyer makes when an offer is accepted. It’s held in escrow and usually applied to the buyer’s funds at closing. If the deal falls apart, what happens to earnest money depends on the contract terms. At Sure Title, buyers can send earnest money through our secure digital link instead of mailing checks.
Payoffs
Before closing, we request payoff statements for the seller’s mortgage and any liens. At closing, those are paid directly to the lienholders — and payoff instructions are verified to make sure money goes to the real lender.
Disbursements
After documents are signed and the lender funds, we disburse: the seller’s proceeds, commissions to each brokerage, payoffs, taxes, recording fees, and any other approved payments listed on the settlement statement.
How funds stay safe
- Escrow accounts are separate from operating funds and reconciled regularly.
- Identity verification before sensitive payment information is shared.
- Wire instructions delivered only through a secure, encrypted portal.
- Phone verification of any instructions — always.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Escrow Services · Wire Fraud Prevention · FAQ
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
7 Common Title Problems That Delay Closings (and How We Fix Them)
Most closings go smoothly, but when a delay happens, a title issue is often the cause. The good news: experienced title teams find these early and know how to clear them.
1. An old mortgage that was never released
The seller paid off a loan years ago, but the lender never recorded a release. We contact the lender (or its successor) for a release, or use underwriter-approved procedures to clear it.
2. Unpaid property taxes
Delinquent city or county taxes become liens on the property. They’re paid at closing from the seller’s proceeds.
3. Judgment liens
A court judgment against the seller — or someone with a similar name — can attach to real estate. We confirm whether it applies and arrange payoff or an affidavit when appropriate.
4. Contractor or mechanic’s liens
Unpaid contractors may file liens for work performed. These must be paid, bonded, or released before closing.
5. Estate and heirship issues
If a prior owner passed away, the property may need to go through probate or heirship documentation before it can be sold. These files take longer, so let us know early.
6. Divorce and spousal rights
A divorce decree may affect who must sign the deed. We review the decree and make sure the right people sign.
7. Legal description or boundary errors
Typos in prior deeds, plat discrepancies, or survey issues may require corrective documents.
How to avoid delays
- Send the contract to the title company as soon as it’s signed.
- Sellers: share any knowledge of estates, divorces, liens, or past refinances early.
- Respond quickly to requests for payoff authorizations and information sheets.
- Use the online portal so documents are never stuck in an inbox.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Title Insurance · For Realtors · Closing Services
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
Buying a Home in DeSoto County: How Mississippi Closings Work
DeSoto County is one of the fastest-growing areas in the Mid-South, and many Memphis-area families move across the state line to Southaven, Olive Branch, Horn Lake, and Hernando. If you’re used to Tennessee closings, a few things work differently in Mississippi.
One team for title, escrow, and closing
Sure Title handles title insurance, escrow, and closing coordination for DeSoto County transactions, so you have one organized point of contact from contract to keys — with the same secure portal and fraud protections we use on every Memphis closing.
No state transfer tax
Unlike Tennessee’s $0.37 per $100 transfer tax, Mississippi does not charge a state real estate transfer tax. That can make buyer and seller costs noticeably lower. You’ll still pay county recording fees at the Chancery Clerk’s office.
Property taxes and homestead
Mississippi property taxes are generally paid in arrears and prorated at closing. Owner-occupants should look into Mississippi’s homestead exemption through the county after closing — it can reduce your tax bill, but you must apply.
Title insurance still matters
A title search and title insurance work together. The search reviews the public records; title insurance is a financial guarantee that covers losses from covered defects the search may not reveal. Most lenders require a lender’s policy, and an owner’s policy protects your equity.
Tips for a smooth DeSoto County closing
- Get homeowners insurance quotes early — rates can differ from Shelby County.
- Ask your lender about property tax escrow estimates for your specific city.
- Verify wire instructions by phone, just as you would in Tennessee.
- Choose a title team experienced on both sides of the state line.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: North Mississippi Closings · Title Insurance · Mortgage Calculators
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
What to Bring to Your Closing: A Closing-Day Checklist
Closing day should be a celebration, not a scramble. Use this checklist to make sure you arrive with everything you need.
For buyers
- Valid, unexpired government-issued photo ID for every person signing (driver’s license or passport)
- Your verified funds to close — sent by wire or provided as directed by your title company, after confirming instructions by phone
- Proof of homeowners insurance (your lender usually needs this in advance)
- Any final documents your lender requested
- Your checkbook for small last-minute items, just in case
For sellers
- Valid photo ID for every person on the deed (and spouses, if required)
- House keys, garage openers, gate codes, and mailbox keys
- Any payoff or HOA information the title company asked for
- Forwarding address and the account where you want proceeds sent (verified securely, never by email)
The week before closing
1. Review your Closing Disclosure — lenders must provide it at least three business days before closing on most consumer mortgages.
2. Schedule a final walkthrough with your Realtor®.
3. Confirm your closing time and location (or mobile/remote signing).
4. Call the title company to verbally confirm wire instructions before sending funds.
5. Avoid opening new credit or making large purchases until after you close.
What happens at the table
Your closer will walk you through the settlement statement, the promissory note and deed of trust (for financed buyers), the deed (for sellers), and affidavits. Ask questions — that’s what we’re there for. Most signings take 30 to 60 minutes.
After you sign
Once the lender authorizes funding, the title company disburses funds, records documents with the county, and issues title insurance. In Tennessee, buyers typically get keys the same day, but always confirm possession terms in your contract.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Closing Services · Wire Fraud Prevention · FAQ
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026
What Does a Title Company Do? A Memphis Homebuyer’s Guide
If you’re buying a home in Memphis, Germantown, Collierville, or anywhere in Shelby County, a title company will play a central role in your transaction — even if you only meet the team on closing day. Here’s what actually happens behind the scenes, and why it protects your investment.
1. Opening the order
Once you and the seller sign a purchase contract, your Realtor® sends it to the title company. At Sure Title, we open the file the same business day, confirm everyone involved (buyers, sellers, agents, lender), and invite each party to a secure online portal where they can track progress and share documents.
2. Searching the title
“Title” is the legal right to own the property. We search county records for every deed, mortgage, lien, judgment, and tax record connected to the property and the seller. The goal is to confirm the seller can legally sell the home and to uncover anything that could cloud your ownership — an old unreleased mortgage, a contractor’s lien, unpaid property taxes, or a missing heir from a prior estate.
3. Issuing the title commitment
The results become a title commitment: a document listing the current owner, the requirements that must be satisfied before closing (like paying off the seller’s mortgage), and the exceptions the policy won’t cover (like recorded easements). Your agent and lender review it so there are no surprises.
4. Clearing problems early
If the search turns up issues, the title company works to resolve them — ordering payoffs, getting lien releases, or coordinating with attorneys on estate or probate questions. Catching these early is the difference between closing on time and pushing your date.
5. Holding funds in escrow
Your earnest money and closing funds are held in a neutral escrow account. The title company only disburses money according to the contract and the lender’s instructions, and every dollar is reconciled.
6. Running the closing
We prepare and balance the settlement statement with your lender, schedule the signing, verify identities, notarize documents, and walk you through every page. Most signings take 30–60 minutes.
7. Recording and issuing title insurance
After closing, we record the deed and deed of trust with the Shelby County Register of Deeds (electronically, in most cases), pay off the seller’s loans, disburse proceeds and commissions, and issue your owner’s and lender’s title insurance policies.
Why your choice of title company matters
- Speed: a fast, organized title company keeps your closing date.
- Security: wire fraud targets real estate closings. Look for identity verification and secure wire instructions.
- Communication: you should be able to see your file’s status without chasing emails.
In Tennessee, buyers have the right to choose their title company, though many rely on their Realtor’s recommendation. Ask about technology, fraud protection, and experience before you sign.
Need help with a Memphis or North Mississippi closing? Email orders@suretitleco.com or call (901) 881-0606. Sure Title Company handles title insurance, escrow, and closings for buyers, sellers, Realtors®, and lenders.
Related: Title Insurance · Closing Services · Memphis Title Company
This article is general information, not legal, tax, or financial advice. Every transaction is different — consult your attorney, lender, or tax professional about your situation.
October 10, 2026