Designing and Building Mid-Illinois: Realtor segment with 1st Choice Realty Pros featuring Sam Dixon

Summary

In this episode, Sam Dixon from Lange Title joins Chris, Lisa, and Lydia to discuss the intricacies of the closing process in real estate transactions. She shares her journey from banking to title work, explaining the roles and responsibilities involved in closing a property. The conversation covers common issues that can arise during transactions, the importance of clear title and title insurance, and tips for buyers and sellers to ensure a smooth closing day. Sam emphasizes the significance of communication and teamwork among realtors, lenders, and title companies to avoid delays and complications.

Takeaways

• Sam Dixon has been with Lange Title for five years.
• The closing process involves multiple parties and steps.
• Communication is key to avoiding delays in transactions.
• Title insurance protects buyers from future claims on the property.
• Clear title is essential for a smooth closing process.
• Buyers should avoid making large purchases before closing.
• The closing day can be emotional for buyers and sellers.
• Realtors play a crucial role in facilitating communication.
• Fraud is a significant concern in the title industry.
• Building a strong team is vital for successful real estate transactions.

https://1stchoicerealtypros.com/

www.bigdogcc.com

Produced by Big Dog Media group with Big Dog Business Coaching

Transcript

0:00

Welcome to Design and Building Mid-Illinois, one home at a time with Big Dog Construction. The podcast you didn't know you needed. It's Chris Artuch and Caitlin Morgenie. Join us as we explore the stories, expertise, and project shaping the future right here in Mid-Ellinois. Whether you're planning to build, curious about the latest trends, or just love innovative ideas, we've got insights and inspiration coming your way. And some laughs too. Let's go. Hey there. I'm Lisa Miller, managing broker and owner of First Choice Realty Pros. We don't just help you find a house, we help you discover home. My team and I are passionate about taking care of your needs, making the process smooth, and ensuring you get the personalized attention you deserve. Ready for the next step? Call us at 217-825-3999. With First Choice Realty Pros, you've got a team that's got your back. Hey, welcome back to Designing Building Mid-Illanois One Home at a Time, the podcast you didn't know you needed, and the realtor segment you didn't know you needed until we got our 10x partners with First Choice Realty Pros, Lisa and Lydia. And today, folks, we have a special guest with us, Sam Dixon from Lang Title, the division of West State title. And we're glad she's here. We're going to talk everything that goes on after you've made the offer, before that we get to the closing table. We're at the closing table because that's where it happens. Sam does her magic. Exactly the magic on that. So we're gonna we're gonna jump right in with meeting Sam. And I'm really gonna kind of turn over to Lydia and Lisa about some asking some questions of Sam, right? But I'm gonna start it off by Sam telling us who you are. Okay, how long you've been doing this, why you do it, all the fun stuff, right? Because all the things. Everything's everything's on the table, right? We can talk about whatever you want. We can talk about the fair, we can talk about the weather, we can talk about your kids. I don't care. All right. Because our podcast, we talk about whatever we need to, right? So with that, Sam, the mic is yours. Okay. I have been at Lang Title. This is my fifth year now. I worked at a bank before and was in Lang Title all the time, and they asked me to come work there all the time. So I finally made the decision to leave banking and go to the title world. It's very comparable to what I used to do at the bank. Um, I did home loans there too. So it was just on another side of the table, per se. Yeah, right. Yep. And now I'm in charge and I do the closings at the title company. In charge of the closings, yes. Good because she understands what the lender's going to and what she needs from the lender so she can do her job. Yeah, yeah. So yeah, yeah, that's great. Yep. And I we work with lenders a lot. So if if it's a like Brooke, when we have um Brooke's customers that do uh their financing through her, she obviously doesn't care. And we're talking about Brooks Drum. Brook Drum do a full loop back on your previous podcast. We love Brooke. And so then I'll do the loan docs with her customers too at the closing in her place or in any lender's place. So I get to still do my old job that I had before and some people doing it. The buyers and sellers that you know that process. And it's not like what are we doing, right? Give them my little tips and tricks that I learned along the way. And I love it. No, if I go in and they have a question mark on their forehead, then I'm worried. Right. Yep. Yep. If Sam has a question mark, yes. Yeah, because they know once I give them that contract, they know what to do next. Yes. Awesome. And we know if certain things haven't happened by certain dates leading up to the closing, I'll call Lisa and say, not to scare you, but this is probably not happening because this, this, or this is not done yet. So it could be And what that means is Lisa, get on the phone. Right, yes, start calling somebody. Yes. Get it squared away, right? Yeah. We always make it happen. Yep, that's right. We have magic wands at Lang Tidal that sometimes they're on fire when we have to wave them too much. I'm gonna walk in though. Right, yes. Right? I'm walking in and I've got the question mark on my forehead, right? Yeah, right. Yeah, Lydia's looking at me like, she's like, You're an idiot, Chris. You're just now figuring that out, Lydia. We've been partners how long now? Yeah. What would Caitlin say? I don't know. About the question marking by four eight. She'd first she'd be cackling, going, Oh, laughing loud. Yeah. I guess for our listeners, Caitlin's out ill today, so we we miss her dearly on that and wish her well. But anyway, yeah, so Lydia is filling in in Caitlin's slot today. So you got big shoes to fill or sandals or slides or Caitlin today. That's right. Well, Sam, let's say a buyer and a seller agree on a house, right? And what's the first thing that happens on your end? Um, we get the contract either dropped off or emailed if there's a realtor involved. Um and then they bring Ernest money, we get the order written up, and then we have I say it's like the conveyor belt on I Love Lucy when the chocolate's flying off. But everyone in our office touches it at some point. Someone writes it up and then it goes to the searcher and then they uh examine it, read the commitment, and then get it sent out. And then in the meantime, the lenders are calling saying, I need this, this, and this from you for preliminary numbers or for their own. You become the center hub. Yes. Yes, yes, yep. And for those that don't know, Lydia probably doesn't understand the conveyor belt Lucille Ball because she's just a young. But I was gonna have to scoop the chip. I got the Chris already. If you've heard our podcast, I get the Chris, I'm in trouble. You'll have to look it up again. Lucille Ball, do you know who Lucille Ball is at all? You ever heard that name? I love Lucy. I love Lucy. Why are we showing my age right now? No, I don't. Okay, that's fine. Look it up now or later. Right, yes. Yeah, Lucille Ball conveyor balls. Yeah, they're in the in the factory. Their job is to put the chocolates in things, and what happens is they speed up the conveyor belt to where they're like shoving them in their mouth and eating, they're just shoving them everywhere they can to keep it. So sometimes that happens, and we're all on the conveyor belt. You're an idiot, Chris. Now she's like, put it back on, Chris. No, we're gonna put that on her head. Yes. She needs that, yeah. But we we all work very well our office together. Everyone, our goal is to send out a product that's right and makes everyone happy and does what long a process is that initial. When we get the contract, a contract to closing with the lender is typically 30 days because after COVID, the real estate market has still just been absolutely crazy. So we're constantly busy. Um, so we say 30 days just to keep everyone happy. So they're not no one's calling, wondering what the heck is going on. But lenders start reaching out within a week usually, and they need some preliminary stuff to get their disclosure sent out. And then they want a prelim CD or a closing protection letter or something like that. So it's probably about two weeks till the commitment is done and sent, and then about two more weeks with the lender getting the appraisals back and doing everything on their side. Right. And then we come back together with the lender and then balance and then get to the closing table. What's a typical issue that may come up that could pause or delay a closing in the front end? Ooh, that's a good question. Well, sometimes borrowers not doing their part to get the information to their lenders that they need or make their obligations. But I just the borrowers, which would be the buyers. Right, yes. Okay, just so we can put it in the realtor term and sense here for the on the earnest money. Yes, yes, dropping off their earnest money or not dropping it off on time or so is it always the buyer that's dropping it off, or do realtors step up and it just depends. Yeah. If they sign a contract on the weekend, then Lisa will have it, or so if they're not local and they've been here, then they'll give it to the realtors. Yes. And that's why it's great that the mama realtor here, right? The face on the house that sells them, you know, first choice reality pros, that's she will to go the extra mile, and Lydia will too to make that happen. So that's just what to make sure who and how that responsibility takes place. Yeah, yeah. So earnest money can slow it up. What what do they prefer? Right. And if they're going to mail it, then I ask them, take a picture of the check. Yeah. And I've even had them, they'll take a picture of the check and they're taking a picture of themselves, putting it in the mailbox. There you go, right? Yeah. So just never know. Yeah. Mail. Well, what other things could possibly delay it along the way? Uh well, like appraisals if something comes back that needs fixed, or if there's a discussion on what they're going to fix or not going to fix. In the search. What can you do? Oh, in the search. Um well, some people that would think that they have clear titles. Clear title have an issue, or in the 1800s, someone signed a deed but never filed it, and then or we've seen is that normal? Or is that anomaly? Normal for like farm ground and farmers. It's been in the family forever, whatever. Yes. Or some uncle left a twelfth of an interest to someone, or they all had similar names in the past. One of the grandkids. Yes. Or they'd go by one name, but they deed it to their nickname, or just things that they just didn't know any better, honestly. Or we've seen, and I don't do the searching, but two different chains of title on one property. So it's just goes a little sideways. And but our searchers are they're guaranteed. Your titles are guaranteed. Yes. So there's a warranty on that. Yep. Meaning, explain that. Um if you could. The seller, it's the seller's obligation to provide clear and equitable titles. So that's what they pay the owner's title insurance premium. And the seller pays that typically to basically prove that yes, I can sell this property. It's mine. I own it outright. No liens, I have no mortgages left. My judgment was released. If there was anything on there that could attach to the house, and so then your buyer knows I'm not getting a problem. I'm not going to inherit somebody else's mess or owe someone money, or the nephew of the deceased comes back and is like, Well, no, that's my house. My grandpa told me, you know, anything like that. And it's just you just because it happens, right? Right. Buyers and sellers are like, Can we get past that? Because that takes so long. Yes. And I'll say, You don't want to get past that. Right. Because when we sit down and sign the papers, when we walk out of there, you have clear title. Yes. They're not going to knock on your door and say, Hey, by the way, you owe blah, blah, blah. Or you don't own it. Or that 12th grandchild comes up and say, Hey, you need to pay me for part of it. Because we take the burden of that if someone because that has happened, or someone will come and say there's a there's a problem or there's a question. Now we will take it back and investigate it. And that's what you pay your title insurance is based on the sale price. And it's your insurance policy, basically, like a one-time policy that what what we have found is true and correct, and there is not going to be any surprises down the road. Well, and you can find out a lot of things, things that you didn't think anybody else would ever find out if it's taxes. Right. You know, we've had where what the IRS comes in and they take the check. Yes. They're waiting for that closing and they have priority. What is that called? I can't remember the name. Like a just a lien, like an IRS lien. An IRS line. There's another name for it. Yes. Um, but we do judgment and lien, mortgages, real estate taxes have to be paid at closing with either a proration as a credit to the buyer, or right now we're actually paying taxes on the seller side because the bills are being mailed out. And then we'll give a credit for 2026. Yes, they're out. Yes. Your daughter-in-law called the other night. She texts me, said, I'm so sorry, it's so late. Well, it was like 10:30. I was driving home, so it was fine. Right, right. And so late is like three in the morning. Right. Because I'm up. But she's still in the middle of the day. So, anyways, they just bought a house and they got the bill. In the mail. Yeah. And she wanted to know, oh, what do I do with this? And so that's been my week all week. They're fielding those phone calls. Yes to know. Yes. I see. Yes. In your loan, give it to your mortgage person, and you are fine. You got a credit. She could sleep that she was afraid that it's like, oh, where am I going to come up with this money? I'm going to pay my taxes. That has already been credited. Well, I'll give you mine if I want it right. Yes, it doesn't work that way. Oh, darn. And I try to make that a priority in my closing speech that this is what's going on with the taxes. When you get the bill, you have to pay it. Or don't, you know, right now we had some do not pay it. The buyer's paying that, or you know, the seller is still getting them because of when the bills were produced. But I try to make sure just call us if you have a question. But in taxes are so confusing for people because it's always the big scare because it's my dollar and so it is. Yes. Like, I thought that was taken care of. Exactly. Yes. It's kind of like on this property when we purchased it, it went through Lang Title and it had some anomalies to it, different parcels, and there was a strip that wasn't on either side of the property, but cut the two properties in half. That was an old road. And then there was part of a road that dipped in on the front on for 108. That was a street that was plotted but never developed. Yes. And so the city attorney deeded that over because it had been maintained by the seller. Yes. Yeah. Has for 20 plus years. Yeah. Yeah. More. Yeah, it was more than that. And then that other wasn't abandoned. And I think the seller's attorney. So we had the city's attorney involved. We had the seller's attorney involved saying that they had maintained this property and paid property taxes on both sides of that property for umpteen years. So then they claimed it. Right. And then we're able to now put it in one parcel. But no, I'm going to say one thing that scared us on a personal side. This had a small triangle sliver that was in another township than this main property. And that little parcel was not part of the taxes and it went up for tax sales. Right. Oh, wow. Taking our driveway. It wasn't in the township. Wow. Yeah. So it was in that township. And the Route 4 is a separate town. You know, this side is separate. And so if we wouldn't have seen it go up in tax sale, it would have sold and someone would have had access to your controller of our driveway. Yeah. Yeah. So we're like you would have had to pay the tax buyer their interest. You know, they set their own interest on those, and then you pay them and then you get them redeemed. But it would cost you. So it is good to keep track of that stuff because I think that whoever we, I don't know who we worked with. Oh, someone at the courthouse, they went and basically, since it's such a small sliver of land, they deemed it to this township. Right. So now it's all one tax ID. Yeah. That makes it a whole lot easier. Yes. Yeah. Because I think when you guys were researching it, there was like stuff on the other side of Jacob's lane because it was all owned at one time. Another up there. And it's a little messy. Yeah. There are still some spots in different parts of the county that they're like, oh wow, we don't know what they historically what people were doing, or people do funny things, not thinking, oh, this will affect the future going forward. Well, you have a lot here in town, several shared driveways. Yes. And you know, back in the day, the handshake, right? Oh, yeah, you're my buddy, you're my name. So you move to get along until you move or you know pass away and somebody else lie. So it all has to be detailed in that closing. Well, Lydia, have you come across any of those so far? Because I know you've been in the game a while, but have you had some issues like we had here? I don't think anything crazy, nothing that stands out. Not in closing, no transaction before, yes, you know, going through. Yeah, yeah. But uh because Lang title makes it so easy for us once we get it to them. There has been very few times when I maybe was sick and I couldn't come to a closing. I would always say, those girls have got you. Yeah, you know, so you don't have to worry. Well, Sam, what's what's one thing that buyers and sellers can do to help avoid delays? I know we talked about making sure earnest money gets in time, but what are other things they can do to help avoid those delays? Communication. We have some that are a lender will want to move up the closing because they're ready, but they haven't really talked to their buyer who's no wait, I don't actually want to close yet because I ha need more time. Or they'll say, you know, the closing's scheduled for Tuesday at three o'clock, and then they'll be like, oh no, I have a dentist appointment that day. Like they just don't communicate. Lender and closing that up. Right. The numbers. Yes, the numbers, and or if they go and buy a car in the meantime, you know, that's a big no-no in the lending world, but uh anything, you know, they just have to do their part, a buyer, especially. A seller, pretty much, they draw we get the signed contract, and then they don't really have a job to do. I just tell them you're not gonna hear from us, and that's fine until we get closer to scheduling the closing. So we try to make it easy on everyone because people calling all the time and checking, you know, that's just not productive for anybody either. But we definitely reach out if there's an issue and we just and we don't really see that a lot where people don't communicate because at the end of the day the sellers want to sell and the buyers want to buy. So So, so on that that point of you know, making sure that the buyer doesn't go out and open up or buy a new car, right? Borrow money to buy a new car before closing. Who who tells them that? Their lender. How do they know that? The lender and their realtor. Yes, should we do that? And they'll say, Yes. I know I know for a fact that earlier this week there was a closing, someone I know, and someone was concerned it wasn't gonna happen because they're like, She went out and opened up a store credit card. Yes, yep. That's what you'll see weekends over the weekends. So apparently things didn't and they closed. Yeah. So, but it was just like one of those things like if it didn't get to the bank, right? You know, yes, yeah. Or they did their final credit poll before, but and maybe they had enough money, you know, their debt to income was low enough that they could handle the new payment. It was a Tuesday closing morning, uh, and they probably would have pulled all the stuff last on Friday, right? They did it over the weekend of opened up a store credit card. Which is brave because if there's a delay, then this person just is like youngly saying it. Oh no, it wasn't young. This was someone seasoned. Don't go out and get furniture. Don't go to Menards and open a Menards card and that new lawnmower. Yes, don't do anything until after. And lenders normally on the emails back and forth forth and forth. That too. Yeah. Yeah. Um they have it at the bottom of their email. Yes. Do not. Yes. That was something I tried to do. But I've had that done in people's head. Right. Talking to somebody on the phone, and he says, I can't wait for closing today because you'll get to see my wife's new car. Right. And I was like, Yeah. And then I hung up and then I realized, oh my gosh, he realized. Uh-huh. And then he's like, Do you pay cash for that? Right. Oh my gosh, I just realized what we what we did. Yeah. And he said, You're the lender and you have said the whole time. Right. Yeah. I said, get to the closing. Right. Let's get this exactly. Yes. No delay. Before they know. Speaking of closes, closing, walk us through closing day. Okay. What what's that look like? If we have loan docs to do, the lender usually will email me their closing package the day before. Right. I like it the day before because we've had a a day where you balance in the morning and then get docs and it's just messy for everyone. But print their loan package. I asked the buyers to come a little earlier than the sellers. That way they're just not the sellers aren't waiting in the back and just wondering what's going on. Um, and then we'll do their loan docs with them, bring the sellers in, they all sit at the table together. Oh that's great. Because I'm gonna that that's awesome because I've been involved. You've seen me in your office several times, but I was involved in another closing where oh no, we sellers here, buyers here, none of the wires crossed. Right. I've had it both ways. I really I do think it also depends on the show, but I think some of them are personal too that they don't want to be right in the room. Yes. Okay, and if there's if there's any drama or emotions, I've had some black. Yes. I've had some farms that sold out of a family that either they want to sell or they're just sad. And so they don't really for no fault, no fault to the buyers, but they don't want to be in there just because it is hard for them. But I prefer, if everyone is playing nice, to sit all at the table together because that is a I've had a closing where the sellers sat there for probably 45 minutes going over everything quirky and cool about and I loved it. I thought that was so neat about the home property or whatever. Yeah, to their buyers. And is it haunted or not? Right, exactly. Yes. Are you taking your stuffed animals and your stuffed the taxider the bear, yes? Oh, taxidermy. Don't let anybody have a lot of fun. But it does, it does seem to go better when everyone's in the room. Right. But again, if there were any issues, because some things happen in the process where someone is mad or for whatever reason, and then it's just best that maybe we don't all sit together because I don't know. It'd be smoother for you. You can always make it happen. Right. But realtors, that's our job. Yes, is to make sure that there's certain information that you will give because you need to, right? And there's certain information that you don't give because you know that it's going to hurt feelings and do something. Yes. So you don't do that. So you just Yes. And we're a neutral third party, and we tell everyone that. Or you can call us and say, I'm mad at my buyer's realtor. Because they've overstepped. Or you know, we just listen, we give them our advice, very neutral, like things we've seen. And that wasn't anyone at First Choice Reality Pros either. No, never. No. And Jesus, never. Just little things like that that we just tell people we're here for both of you. We work more on the seller side because we're searching their property, but we at we answer any questions, anyone, if there's issues, sometimes there's drama with whoever. And someone's mad at their lender for not responding. And I'll say, okay, well, this is what you should call them. Ask them for this. Right. Tell them that you have a closing and that it's important that we close because you're gonna be gone. Or yes. Or call your realtor because that's they're there for you. They are they go to bat for you. Lisa's not afraid to go and tell someone to get their act together and very voicing her opinion. No, wait a minute. Lydia, is this a first? But we like to do it. Wait, say that louder. I don't think we heard that in the microphone, Lydia. Listen, Lisa's opinion matters. Yes. Well, I didn't say it did. It does, yes. But but she's not afraid to voice her opinion. Oh no, no. She'll go to bat for three people. I like to come across very kindly. Yes, I can. Yes. And if I need to get it then I can do that. Yes. And Sam will have my back if not. That's right. I think you're usually pretty nice. Yes. Yeah. Very level headed, very just informative with experience too. Because when you've seen things, then you can, hey, this has happened and it was okay because we came out of it after this happened over here. And now we'll just move forward. It's going to be okay. And that's why she's 10x partnered with us because she is educating and communicating to all of her current buyers and sellers and all her future buyer and sellers out there that want to take advantage of coming to First Choice Reality Pros. That can be reached at 217-825-3999. Yes. That's right. Look at that. I didn't only pop up. I've got that. Top of mind. Say that right. Yes. That's his his own. Lisa, you're you're you're going through my head at night, and we'll just say it doesn't real estate. We'll just say right there, right? That's what we think about at night, I'm sure, all of us. So so one one more question in that category of the closing day. Have you ever had buyers and sellers sitting at the same table and one of them go, Nope, I'm out? Yes. Ooh. Ooh, ouch. Ouch. How how thick is the air when that happens? Very big. Yes. And if there's a realtor, they should start to diffuse to everyone. Yep. Um we have had a closing where people start off great and then something will get said and then it'll start to go sideways. And I do not like confrontation. So I'm just like, maybe you should go to the back, go talk with your realtor. Right. If it's whatever you want to do, your realtor needs to go over the legal ramifications of not closing because you have signed a legal contract. You know what you should do. Right, exactly. And even if you didn't, maybe you shouldn't have signed it then if you were not aware of other actual terms. 45 days to be asking questions. My phone 45 days prior to closing. Yes. Prior to closing 30 to 45 day window. On closing days. Yes. There's our phone time. Lydia is ready to answer questions. She's on her phone now. I mean, that's she's probably doing deals right now. That's right. Yes. She gives birth and she's like, close this. Yes, contracts have got to do it. Real estate doesn't sleep. Yeah. But you got to keep that, you gotta keep your voice calm. Yep. And you gotta try to get control of the room again. Yes. Yep. And emotions are high. I have not. No. So they've they've thrown their hands up, but then it got diffused and brought back. Yes. It's still closed. Okay. And a lot of times it's confusion. They don't understand something or feel like they're being taken advantage of or something. Yes. And so we'll just say, well, what can what questions do you have? What can we do to calm you down? What do you want? What do you need to see to close? Is it is it such a thing that you at the title company are sending, do you send a closing statement the day before for them to review? So they, if there's any questions, ask now and not at the table. And we send them to the realtors. The if the buyer has a lender, the lender will send them their CD. It used to be we had more time to get them sent, but now we're just kind of balancing the day before and then the final numbers. Right. And then we send it to the realtor. If not, then the morning I'll be like, Lisa, I didn't get to this. Here it is now. And they'll have time. This is your cost, right? This is the seller's cost. This is the buyer's cost. So you're not surprised. Right. So in the closing dockets two columns. Yes. Yes. Yes. And the lender will always come back with those numbers a little bit high. Just wouldn't you rather have that lower stable than higher. Walk away with money like my son and daughter-in-law did. Like holy crap, we're walking away with money and we didn't know we were getting a few. And he and he came and paid me directly for the there typically aren't surprises because again, they cause a lot of people ask too, what am what do I expect to pay? Or can you give me an estimate? And then the buyers, like you said, they know pretty much from the beginning. Even if they bring in a check for more, they're gonna get a check for the difference. So always be prepared so that you don't have any of those hiccups. Right because the main thing is the main thing. Exactly. Yeah. That's and that's the focus of that, right? Yes. So you guys are an escrow company. So all monies come through you and us through. Yep. Yep. And we only accept guaranteed funds. So anything up to 5,000 can be a cashier's check. Five to fifty is a cashier's check. Anything over fifty has to be a wire. Um because they cannot pull that back. So speaking of wires, are is there issues with fraud and scams of wires that we have to be worried about? Yes. Uh fraud is huge in our business just because title companies are dealing with lots of money. Yes, lots of money. They know we have lots of money. We're small. A lot of title companies in general are not huge corporations. They're little towns. But you guys are a division, but you're a division of West State, and West State's a bigger. Yes. Um, we have seven offices, okay, and then we cover eleven counties. But we can pretty much search from a policy. If you had a policy from like Madison County, is very it's just a whole different ballgame down there. But if you have your policy, we can usually go forward from that because we're not digging in the past to find because all the counties index different, the searching systems are different. Right. The closings are all pretty standard, and we've helped people too. Like they're closing on a house in Florida, but they're not going. So we have had a video conference with a title company in Florida, and and I just I like people and so I like to help people. And so if they ask us questions, even if they're not using us, we understand that real estate is such a game that not everybody knows. Right. Right. Um, and we get a lot of people from the courthouse that go over there to ask them questions, and they can't help do a lot of things because they're not supposed to. So then they'll come over to us and ask us little questions that they just needed a little guidance on that we don't have to charge you a full thing because you don't need that. You just need this or this done. So well, we're getting close to the end of our segment here. And without naming names, obviously, but what's one of the craziest uh title situations you've ever had to deal with? And you're how many years you've been in the title? Five. Okay. Which are one of the craziest things? Again, don't give us names. We'll talk about those later. No. I have had a good, yes. Um, but you know, the thing, I like I said, I love people, but people are also intense and different now than they have been in the past. It takes a good personality, and that's what Sam and Carrie and Dana have at Lane Tidal to deal with the bumps that come. So even if there is some crazy things that can happen, they want to pull their hair out. Yes, they might want to Yes. Um, I have had one where the buyer was in one state, the co-borrowers were in another. The lender was not local and not Brooke. Um, and they wanted to all sign their loan docs to different places, and the lender agreed to do one thing, but then when it came down to it, they weren't holding up their end. And so then we take a lot of the heat because we're the ones communicating with the people and the blame. But we've had to get feisty with lenders and remind them of their role, and you agreed to this, and this is why, or but we we try to be something's in a trust, or there's a lot of right uh people that have to suck in the documents. Yeah. Would we have one to, I don't know, seven or eight people and it had to go all over the state. Yes. Yes. We had to wait to get all the way to get the deeds crazy. Or someone that their grandpa died, and they just thought that they were on title or had an interest, and sorry that that's not the case. Or and we see a lot of just don't mean anything. Exactly. Handshake deals. Yes, yes, yeah, it has to be on paper. Because grandpa said, exactly. But you know what? Yeah, on paper, yeah, it goes to you know, Uncle Bubert. I don't know. Right, yes, whoever. Yes. Well, awesome. Well, Sam, this has been great. Is there any last words of wisdom from our 10x partners at First Choice Reality Pros? I have an open house. Yes, this Saturday. Awesome. 11 to 1. Yeah, 11 to 1. Where's it at? Awesome. One Crestwood in Carlinville. Yeah. One Crestwood. Awesome. That's the one that was featured in the video, right? Yeah. Video coming out today. It came out 15 minutes ago. It came out 15 minutes ago. So I'm starting to go. Oh my gosh. Oh my gosh. That's a great video. Well, that's awesome. That house will go fast. Great neighborhood. That's we call it Leave It to Beaverville. It is. Which another reference before Lydia may not recognize, but yes, because it's all it's old, you know, it's like the 60s, and but it's the cutest neighborhood, yeah. Right in town. Oh my gosh. Well, hey, and that's a wrap of another great conversation here with our 10x partners at First Choice Reality Pros and our special guest, Sam Dixon from Lang Title, a division of West State title. So let's make sure we get that straight. And one thing is I always say like this is real estate is more than buying and selling homes. It's about building the right team around you. And when you have trusted professionals working together from your realtor to your lender to your title company, it creates a smoother, smarter, and less stressful experience for everyone involved. So a huge thank you to Sam for joining us today and giving our listeners a behind-the-scenes look at what a title side of the transaction really means. It's necessary and why it matters so much, right? And don't be the delay. Don't be the cause of the delay, right? Yeah. And we're not the bad guys. We're on everyone's side. I'm on everyone's side. Yes. I love it. I love it. Third party. That's right. Neutral diversity. That's right. Yes. Yeah. Well, hey, here at Big Dog Construction, your local window depot, alongside with our 10x partner at First Choice Realty Pros, our mission is simple. Bring value, bring education, and help people make confident decisions, whether they're buying, selling, building, or investing. Hey, if you got value from today's episode, make sure you follow, subscribe, and share this podcast with somebody who's thinking about making a move in real estate. And remember to get a hold of Lisa and Lydia, the experts at First Choice Realty Pros at 217-825-3999. Or find them on the interweb at firstchoicerealtypros.com. That's number one ST Choice RealtyPros.com. I nailed it today. I nailed it today, right? And remember, the best partnerships, the best businesses, and the best communities are built through relationships. We'll catch you on the next episode. Bye. In the military, there's no such thing as good enough. 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