Your Guide to Residential Property Transactions in Milan
Buying or selling a home in Milan, Tennessee involves many moving parts, from reviewing contracts to addressing title concerns and coordinating closing logistics. Whether you are a first-time buyer, a homeowner selling after years in the property, or an investor acquiring a residence, sound legal guidance helps make the transaction smoother. This guide explains the key stages of a residential purchase or sale, common pitfalls to avoid, and practical steps you can take to protect your interests at each stage of the process in Gibson County and nearby communities.
The residential real estate market in Milan and surrounding areas requires attention to local customs, timelines, and statutory requirements. A well-managed transaction anticipates contingencies like inspection results, mortgage commitments, and title issues. Clear communication between buyers, sellers, lenders, and closing agents reduces delays and unexpected costs. This page outlines how legal support can assist with drafting and reviewing contracts, addressing title matters, negotiating contingencies, and ensuring a lawful and timely closing tailored to Tennessee property law.
Why Legal Support Improves Residential Transactions
Having legal support during a residential purchase or sale helps protect your contractual rights and clarifies obligations before closing. Attorneys review offer terms, help structure contingencies for inspections and financing, and identify potentially problematic title issues that could delay or derail a transaction. Legal help can also assist with negotiating repairs, preparing closing documents, and ensuring funds are properly handled. Ultimately, legal involvement reduces the risk of future disputes and provides a structured process to resolve problems that arise during escrow or after closing under Tennessee law.
About Jay Johnson Law Firm and Our Real Estate Services
Jay Johnson Law Firm serves homeowners and buyers in Milan, Gibson County, and across Tennessee, offering focused assistance with residential purchases and sales. The firm handles contract review, title examination, negotiation of contingencies, coordination with lenders and closing agents, and preparation of closing documentation. Clients receive practical guidance on timelines, fees, and potential legal risks so they can make informed decisions. Our approach emphasizes clear communication and proactive problem-solving to help bring transactions to a successful and timely closing.
Understanding Residential Purchase and Sale Services
Residential purchase and sale services encompass a range of tasks that protect both buyers and sellers through the transaction lifecycle. These services commonly include reviewing offers and counteroffers, explaining contract provisions, managing contingencies for inspections and financing, coordinating title searches and curative work, and handling closing paperwork. Legal involvement is often most valuable when title defects appear, transactional deadlines are tight, or contractual terms are complex. For sellers, legal review can help ensure disclosures and transfer documents meet Tennessee requirements and minimize post-closing liability.
For buyers, services include confirming ownership and encumbrances, negotiating remedies for inspection issues, ensuring lender conditions are satisfied, and verifying prorations and closing costs. For sellers, assistance focuses on ensuring clear title conveyance, valid seller disclosures, and smooth transfer of funds at closing. In many transactions, the attorney also helps interpret loan documents, coordinate with closing agents, and prepare deeds and other instruments required to record the transfer. The result is a structured closing that aligns with the parties’ expectations and state regulations.
What Residential Real Estate Legal Services Cover
Residential real estate legal services include contract drafting and review, title review and curative actions, negotiation of contingencies, coordination of closing logistics, and preparation of deeds and transfer documents. These services explain the legal meaning of terms like contingencies, prorations, escrow holdbacks, and title exceptions, and help clients decide on appropriate responses to inspection reports or lender requirements. Legal counsel also supports communication among the buyer, seller, lender, and closing agent to reduce misunderstandings and to document agreed changes in writing before closing.
Key Elements and Steps in a Residential Transaction
Key elements of a residential transaction include the purchase agreement, inspection period and negotiation of repairs, financing timelines and loan commitments, title search and resolution of title defects, and final settlement procedures at closing. Each stage requires attention to deadlines and documentation to prevent last-minute issues. A purchase agreement frames the parties’ obligations and deadlines, while title work confirms legal ownership and outstanding encumbrances. The closing process culminates in the exchange of funds and transfer of title through a recorded deed and settlement statement.
Glossary: Common Terms in Residential Purchases and Sales
This glossary highlights common terms you will encounter during a residential purchase or sale, with plain-language explanations to help you understand their importance. Knowing the meaning of these terms supports better decision-making and more effective communication with lenders, real estate agents, and closing personnel. If you encounter terms not listed here during your transaction, request clarification so you can review potential impacts on timing, costs, and obligations before agreeing to contract changes or signing closing documents.
Purchase Agreement
A purchase agreement is the written contract setting the basic terms of the sale, including price, closing date, and any contingencies. It establishes the parties’ obligations, payment schedule, and remedies for default. The agreement often includes deadlines for inspections, financing approvals, and title reviews. Reviewing these provisions carefully helps ensure there is clarity about which conditions must be met for the transaction to proceed and what happens if either party fails to meet a contractual deadline under Tennessee contract law.
Title Commitment and Exceptions
A title commitment is a preliminary report from a title company outlining the condition of the property’s title and any exceptions that must be addressed before closing. Exceptions can include recorded liens, easements, or unresolved ownership issues. Identifying and resolving title exceptions is essential to avoid future legal or financial complications. Title curative work may involve obtaining payoff letters, releasing liens, or correcting public records so a clean title can be transferred at closing.
Contingency
A contingency is a condition in the purchase agreement that must be satisfied for the transaction to move forward. Common contingencies include satisfactory home inspection results, buyer financing approval, and sale of the buyer’s current property. Contingencies protect parties by allowing them to withdraw or renegotiate terms if the specified condition is not met within a stated timeframe. Addressing contingencies promptly keeps the timeline on track and reduces the likelihood of disputes at closing.
Closing and Settlement
Closing and settlement refer to the final stage of the transaction where documents are signed, funds are transferred, and title is formally conveyed. The closing process includes preparing the deed, settlement statement, mortgage documents if applicable, and ensuring prorations for taxes and utilities are accurate. Once all required documents are signed and funds are disbursed, the deed is recorded in county records, completing legal transfer of ownership. Effective coordination is needed so all parties meet the closing date without last-minute issues.
Comparing Limited and Comprehensive Legal Service for Home Transactions
When deciding the level of legal involvement, consider transaction complexity, title issues, and familiarity with real estate contracts. Limited services might include a one-time contract review or help at closing, which can be cost-effective for straightforward sales with clear title and a cooperative buyer or seller. Comprehensive services offer broader support through each stage of the transaction, including negotiation, title curative work, and coordination with lenders and escrow agents. Choosing the right level of service depends on your risk tolerance, the presence of potential legal obstacles, and how comfortable you are managing the process yourself.
When a Limited Legal Review May Be Appropriate:
Clean Title and Simple Terms
A limited review can be suitable when the title report shows no liens or encumbrances and the purchase agreement contains straightforward terms with no unusual contingencies. If both parties are motivated and the financing and inspection processes are proceeding without dispute, a focused contract review and a closing attendance may be sufficient. This approach can reduce legal costs while still providing important protections, such as confirming property descriptions, reviewing prorations, and ensuring the deed will transfer as expected under Tennessee recording requirements.
Low Risk Transactions with Experienced Agents
Transactions involving experienced real estate agents and lenders, predictable timelines, and standard contract language are often lower risk. In such cases, a limited legal review that focuses on contract terms and closing documents can identify major issues without the expense of full engagement. This model suits sellers or buyers who want a safety check on paperwork and clear explanations of obligations, while still relying on agents and lenders to handle routine matters. It remains important to confirm that required disclosures and title matters are addressed before closing.
When Full Legal Support Is Advisable:
Complex Title Issues or Disputes
Comprehensive legal support is recommended when title searches reveal unresolved liens, boundary disputes, or title defects that require curative actions. In these situations, resolving claims, negotiating with lienholders, or correcting public records may be necessary before a clear deed can be conveyed. Full legal involvement ensures that these matters are handled properly and that the transaction does not proceed until title issues are resolved. This reduces the risk of post-closing surprises that could affect ownership or result in unexpected liabilities for the buyer or seller.
Unusual Contract Terms or Contested Transactions
When contracts include unconventional clauses, complex contingency structures, or contested negotiations between parties, comprehensive legal support helps protect interests and negotiate acceptable terms. Legal assistance also helps interpret statutory obligations, local ordinances, and lender requirements that may be unfamiliar to buyers or sellers. Having a full-service approach is beneficial when timelines are tight, when one party requires enforcement or modification of terms, or when potential post-closing disputes are likely and should be anticipated in the contract.
Advantages of a Full-Service Legal Approach to Residential Closings
A comprehensive legal approach provides continuous oversight from contract negotiation through closing and recordation. This ensures all deadlines are tracked, contingencies are managed, and title issues are addressed quickly. Clients benefit from coordinated communication among lenders, agents, and escrow officers and from written documentation of agreed changes. The approach reduces the chance of costly delays, prevents oversights in closing documents, and helps ensure funds and deeds are correctly exchanged and recorded according to Tennessee law.
Full-service legal support also helps with contingency planning and dispute avoidance by anticipating potential obstacles and proposing solutions early. Whether negotiating repair credits after inspection, addressing lender requests, or ensuring that seller disclosures are complete and accurate, an involved legal presence supports smoother resolutions. For sellers, this approach minimizes the risk of post-closing claims; for buyers, it helps confirm that ownership will pass free of unexpected liens or title defects.
Clear Title and Reduced Post-Closing Risk
One major benefit of a comprehensive approach is thorough title review and curative action before closing, which reduces the risk of liens, encumbrances, or ownership disputes after the transaction completes. Addressing these issues in advance protects the buyer’s investment and the seller’s ability to transfer ownership without delay. Proper title handling also streamlines lender approval and ensures that the deed and mortgage documents record properly, providing legal certainty and peace of mind for all parties involved.
Coordinated Closing and Fewer Surprises
A full-service approach coordinates deadlines, communication, and document preparation so that closings occur on schedule with fewer last-minute issues. This coordination includes confirming prorations, preparing settlement statements, and verifying that required funds and documents are available. By anticipating common sources of delay and addressing them in advance, the process becomes more predictable and less stressful for buyers and sellers. The result is a smoother closing experience and a reduced chance of unexpected charges or missing documentation at settlement.
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Practical Tips for Smooth Residential Transactions
Review Contracts Early and Ask Questions
Start contract review as soon as an executed purchase agreement exists so there is time to clarify deadlines, contingencies, and obligations. Ask questions about inspection timelines, financing contingencies, and what happens if a deadline is missed. Early attention to these items helps avoid rushed decisions close to closing and allows time to negotiate reasonable solutions if inspections or lender issues arise. Clear expectations and written amendments reduce the likelihood of misunderstanding among buyers, sellers, lenders, and closing agents in Milan and surrounding areas.
Obtain and Review Title Information Promptly
Maintain Clear Communication with Lenders and Agents
Keep lines of communication open between your lender, real estate agent, and closing personnel to track financing conditions and document requirements. Respond quickly to lender requests for information and verify that appraisal, underwriting, and final approval steps are proceeding. Coordinating schedules with your agent and closing office helps set realistic closing dates and prevents last-minute rescheduling. Timely communication also ensures that any inspection or repair negotiations are handled in a way that aligns with lender and title company expectations.
Reasons to Seek Legal Assistance for Home Purchases and Sales
Engaging legal assistance helps protect your interests when entering into contracts that involve significant financial commitments and legal obligations. A lawyer can review and clarify contract language, negotiate timing and contingencies, and ensure seller disclosures are complete. When title issues arise or closing procedures become complicated, having legal guidance helps manage solutions efficiently. For buyers, legal review can confirm that liens are cleared and that the deed will transfer cleanly; for sellers, it can help prevent post-closing claims related to nondisclosure or improper conveyance.
Choosing legal help can also provide peace of mind in transactions involving estate sales, inherited property, or properties with potential boundary issues or unresolved permits. Legal oversight ensures that documents required for a valid transfer are prepared, signed, and recorded according to local rules. When lenders are involved, legal review helps align lender conditions, title commitments, and contract terms so closing proceeds without last-minute surprises. This proactive approach can save time, reduce stress, and protect long-term property interests.
Common Situations Where Legal Support Is Helpful
Legal help is frequently needed in transactions with title exceptions, prior liens, complex ownership histories, or contested boundaries. It is also valuable when the transaction involves estates, trusts, or probate transfers, as additional documentation and clearance steps may be required. Other common circumstances include when inspection results reveal significant repair needs, when buyers need assistance with financing contingencies, or when closing delays arise due to lender or title company requirements. In these scenarios, legal involvement helps navigate statutory and procedural requirements.
Title Defects or Liens
If a title search reveals unpaid liens, judgments, or other encumbrances, legal action may be necessary to resolve or negotiate their removal prior to closing. This can involve obtaining payoff statements, negotiating releases, or filing corrective documents. Addressing these matters early prevents unexpected delays at closing and reduces the potential for future disputes about ownership or outstanding obligations. Legal guidance helps determine the appropriate steps and timelines needed to clear title issues so ownership transfers cleanly.
Complex Ownership or Probate Transfers
Transactions involving estates, trusts, or multiple owners often require additional documentation and confirmation of authority to sell. Probate transfers may necessitate court orders, estate administration steps, or trustee documentation before title can be conveyed. Legal assistance ensures that all necessary legal steps are completed and that the closing documents reflect valid authority to transfer the property. This helps prevent claims after closing and supports a lawful recordation of the deed in county records.
Inspection Disputes and Repair Negotiations
When home inspections reveal issues, parties must decide whether to negotiate repairs, accept price adjustments, or terminate under contract contingencies. Legal involvement can help frame reasonable amendment language, propose escrow holdbacks, or structure repair obligations to protect both buyers and sellers. Clear written agreements help prevent misunderstandings and provide enforceable terms should disagreements continue. Legal guidance also helps ensure contingency timelines are respected and that agreed repair solutions are properly documented before closing.
Local Residential Real Estate Support in Milan, TN
Jay Johnson Law Firm provides local legal support for residential purchases and sales in Milan and nearby Gibson County communities. We assist with contract review, title review and resolution, closing coordination, deed preparation, and communication with lenders and escrow agents. Clients receive straightforward explanations of transaction steps and potential risks so they can make informed decisions. For local buyers and sellers, this on-the-ground knowledge helps anticipate county recording practices and common regional issues to keep closings on schedule.
Why Clients Choose Jay Johnson Law Firm for Home Transactions
Clients choose Jay Johnson Law Firm because the firm focuses on practical solutions that help bring residential transactions to a timely and accurate close. We emphasize clear communication, timely follow-up, and careful document review so that parties understand their obligations and deadlines. The firm coordinates with lenders, real estate agents, title companies, and closing officers to reduce last-minute surprises and ensure smooth settlement processes. Our approach is to identify problems early and present realistic options to resolve them efficiently.
We also assist clients by preparing and reviewing deeds, settlement statements, and any required transfer documents to ensure that recordings in county records proceed correctly. For transactions involving estates, multiple owners, or title exceptions, the firm works to resolve necessary curative matters before closing. This reduces the likelihood of delays and provides more certainty for buyers arranging financing and for sellers coordinating a timely transfer of ownership.
From the initial contract review to the final recording, Jay Johnson Law Firm aims to make the closing process predictable and manageable. We keep clients informed about timelines, required documents, and potential costs so they can plan accordingly. With experience working on local residential transactions, the firm helps clients navigate common regional practices and county procedures, contributing to smoother closings and greater confidence in the final outcome.
Contact Jay Johnson Law Firm to Discuss Your Home Transaction
How We Handle Residential Purchases and Sales
Our process begins with an initial review of the purchase agreement and title commitment to identify immediate issues and deadlines. We then coordinate with the client, lender, and title company to address contingencies, schedule any necessary curative work, and negotiate amendments as needed. Prior to closing, we prepare deeds and settlement documents, confirm funds and prorations, and ensure that all required signatures and authorizations are in place. After closing, we verify recording of the deed and provide clients with copies of final documents for their records.
Step One: Contract and Title Review
The initial step analyzes the purchase agreement to confirm obligations, deadlines, and contingency periods, while a title review identifies any recorded encumbrances or exceptions that must be cured. During this phase, we advise on inspection timelines, financing conditions, and legal implications of specific contract terms. Early identification of title issues or unusual contract language allows time to negotiate remedies and prevent last-minute complications that could delay closing or increase costs for buyers and sellers.
Reviewing Purchase Terms and Contingencies
We examine the contract to ensure that all terms are clear, that deadlines for inspections and financing are reasonable, and that contingencies protect the client’s interests. We explain remedies available under the contract if contingencies fail and propose amendments when necessary. This review helps clients understand their rights and responsibilities, clarifies when deposits are refundable, and outlines steps to be taken if repairs or financing issues arise, reducing uncertainty as the transaction proceeds toward closing.
Conducting Title Searches and Identifying Issues
A title search and review of the title commitment reveal recorded liens, easements, or ownership questions. We identify which exceptions can remain and which need curative action. If corrective steps are necessary, we work to obtain releases, payoffs, or prepare corrective deeds. Addressing title matters early helps secure lender approval and ensures a clear transfer at closing. This stage is essential to minimize the risk of ownership disputes or undisclosed encumbrances after settlement.
Step Two: Addressing Inspections, Repairs, and Financing
Once inspections are complete and financing is underway, the focus shifts to negotiating any repair credits or amendments and ensuring loan conditions are satisfied. We help structure written agreements for repairs, escrow holdbacks, or price adjustments, and review lender requirements to confirm compliance. Clear documentation of agreed-upon solutions prevents misunderstandings at closing and ensures that both parties’ obligations are recorded accurately in the settlement statement and closing documents.
Negotiating Repair Requests and Amendments
If inspections reveal defects, we assist clients in negotiating appropriate remedies, whether that means requesting repairs, obtaining credits, or accepting price adjustments. We draft written amendments to memorialize agreements so that responsibilities are binding and enforceable. Resolving these matters with clear documentation reduces the chance of disputes later and aligns expectations about completion, funding, and timing, which supports a more reliable path to a successful closing.
Coordinating Financing Conditions and Approvals
We coordinate with lenders and clients to ensure that all required loan documentation and conditions are addressed promptly. This includes confirming appraisal outcomes, verifying required insurance, and ensuring underwriting conditions are met. By tracking lender timelines and communicating outstanding requirements, we help avoid closing delays caused by missing paperwork or last-minute lender requests. This coordination helps maintain the closing schedule and provides clarity about final cash-to-close amounts.
Step Three: Preparing for and Completing Closing
As closing approaches, we prepare settlement statements, the deed, and other transfer documents, verify prorations for taxes and utilities, and confirm that funds will be available. We also review the final title policy and ensure that any agreed escrow holdbacks are documented. At closing, we oversee signature routing, disbursement of funds, and recording of the deed so ownership transfers properly in county records. Post-closing, we provide copies of final documents and confirm recordation to finalize the transaction.
Preparing Documents and Settlement Statements
We draft the deed, prepare the settlement statement showing prorations and closing costs, and confirm any escrow agreements or holdbacks are properly reflected. Reviewing these documents before closing helps ensure that the funds transferred match the settlement figures and that responsibilities for taxes, utilities, and HOA dues are correctly allocated. Early verification reduces the risk of last-minute adjustments and clarifies the financial obligations of both buyer and seller at closing.
Finalizing Funds, Signatures, and Recording
On the day of closing, we confirm the availability of closing funds, ensure signatures are properly executed, and coordinate with the closing agent to record the deed in county records. We oversee disbursement instructions so that mortgage payoffs, seller proceeds, and agent commissions are handled correctly. After recording, clients receive final documentation, and we confirm that the deed and mortgage are on public record, completing the legal transfer of ownership and providing the buyer with formal title evidence.
Frequently Asked Questions About Residential Purchases and Sales
How long does a typical residential closing take in Milan, TN?
A typical residential closing timeline varies depending on financing, inspections, and title issues. For a straightforward cash transaction or a loan that is already approved, closing can sometimes occur within a few weeks. When financing is involved, lenders require appraisal and underwriting steps that can extend the timeline. Practical factors such as scheduling, contingency periods, and local recording times also influence how quickly closing can happen in Milan and Gibson County. Planning for common milestones, responding promptly to lender requests, and addressing title matters early keeps the process moving. If issues arise, such as inspection negotiations or title exceptions, resolving them proactively helps prevent significant delays and increases the chance of closing on the scheduled date.
What is a title commitment and why does it matter?
A title commitment is a preliminary report from a title company indicating the condition of title and any exceptions that must be resolved before closing. It highlights recorded liens, easements, or other encumbrances that could affect the buyer’s ownership. Reviewing the commitment helps determine what curative actions might be necessary to deliver clear title at settlement. Addressing title exceptions early avoids last-minute surprises that could stop a closing. If corrective steps are required, such as lien payoffs or record corrections, coordinating with the seller and relevant parties ensures those issues are handled before signing and funding so the deed can be recorded without unresolved encumbrances.
Can inspection concerns delay or cancel a closing?
Inspection concerns can lead to negotiation but do not automatically cancel a closing. Typically, buyers and sellers use inspection results to decide whether to request repairs, seek credits, or adjust the purchase price. The purchase agreement’s inspection contingency outlines the process and timelines for these negotiations, and reasonable amendments can keep the transaction moving forward. When parties cannot agree on remedies, the inspection contingency may allow the buyer to withdraw without penalty if the condition is not satisfied within the agreed timeframe. Seeking timely legal or negotiation support helps frame acceptable amendment language and prevents misunderstandings that could delay or end the transaction.
What happens if a lien is discovered before closing?
If a lien is discovered during the title search, it must typically be resolved before a buyer will accept title. Resolution can involve obtaining payoff letters and having lienholders release their claims, negotiating payoffs from closing proceeds, or completing corrective filings to clear the public record. Addressing liens is a critical part of preparing for a clean transfer at closing. Communication with the title company, seller, and any lienholders helps determine the proper steps and timing. In some cases, parties agree to escrow funds or delay closing until releases are obtained. Taking action early reduces risk and supports a smooth settlement.
Do I need a deed at closing, and who prepares it?
Yes, a deed is the legal instrument that transfers ownership and must be executed and delivered at closing. The deed description, legal names, and signatures must be accurate to allow proper recording in the county records. Typically, the closing agent or attorney prepares the deed to ensure it conforms to recording requirements and reflects the agreed transfer. Reviewing the deed before signing helps confirm that the property description and parties’ names are correct. Ensuring the deed is properly executed and promptly recorded protects the buyer’s ownership and provides an official public record of the transfer.
How are closing costs and prorations determined?
Closing costs and prorations are calculated based on the terms of the purchase agreement and standard local practices. Prorations allocate amounts such as property taxes, utilities, and HOA dues between buyer and seller for the portion of the billing period each party owes. The settlement statement itemizes closing costs including title fees, recording fees, lender charges, and any negotiated credits or repairs. Reviewing the settlement statement ahead of closing ensures you understand the items and amounts being charged or credited. Raising questions before the closing date allows for adjustments or clarifications, preventing unexpected deductions from seller proceeds or surprises in the buyer’s required cash-to-close.
What documentation is required from sellers in Tennessee?
Sellers in Tennessee should prepare required disclosures, past utility and tax payment information, and any documents addressing known property conditions. Depending on the property, sellers may need to provide information about septic systems, lead-based paint (for older homes), or HOA rules. Completing accurate and timely disclosures helps prevent post-closing disputes related to nondisclosure. Providing clear documentation early in the process supports a timely title search and closing. If title or ownership questions arise, sellers may need to produce additional records or sign corrective documents. Working with legal counsel helps ensure all required seller documentation is prepared and presented correctly.
How should estate or probate transfers be handled at closing?
Estate and probate transfers often require additional legal steps, such as court approval, letters testamentary, or trustee documentation, before the property can be legally conveyed. These transactions demand careful review of estate records and confirmation of the authority to sell so that the deed will be valid when recorded. Failing to follow necessary procedures can result in delays or challenges to the transfer later on. Engaging legal assistance early ensures that required estate documents are gathered and proper authorization is obtained prior to closing. This proactive approach helps avoid post-closing complications and ensures the transaction adheres to Tennessee probate requirements.
When should I contact legal counsel during the transaction?
Contact legal counsel as soon as you have an executed purchase agreement or when title work reveals any exceptions. Early involvement allows review of contract language, identification of potential title issues, and timely handling of contingencies so they do not become last-minute obstacles. Reaching out promptly also helps align lender and title company timelines to keep the closing schedule on track. If disputes, inspection disagreements, unusual contract terms, or estate matters arise at any point, legal guidance helps frame viable solutions and document agreed changes. Addressing concerns early reduces stress and increases the likelihood of a smooth, timely closing.
How do I confirm the deed has been properly recorded?
After closing, the deed should be recorded in the county register of deeds where the property is located. Typically, the title company or closing agent records the deed and provides confirmation when recording is complete. Clients should request copies of the recorded deed and the final settlement statement as proof of the transaction and to confirm that public records accurately reflect the transfer. If a recording confirmation is not received within a reasonable time, contact the closing agent or title company to verify status. Confirming recordation ensures the buyer’s ownership is properly reflected in public records and protects against later claims arising from errors in recording.