Who is your go-to title company for 'subject-to' deals?

[Kyle Deutschmann]

Hey BP community, 

For anyone who has done a subject-to deal in central MD... who is your go-to title company for this type of transaction? 

Also, has anyone had any issues with lenders calling these loans due on sale? How do you get around this and not screw over the seller? 

I understand VA and FHA loans are assumable... This is not what I'm talking about - I'm referring to buying a property subject-to the existing (conventional or commercial) financing. I've seen a credible title company close one of these in Nashville where I used to live, but have never dealt with this in MD where I currently live.

Thank you in advance for your comments and suggestions. BP typically doesn't allow self-promotion, so if you are a title rep who has experience with this, feel free to slide in my DMs. 

[Corby Goade]

Quote from @Kyle Deutschmann:

Hey BP community, 

For anyone who has done a subject-to deal in central MD... who is your go-to title company for this type of transaction? 

Also, has anyone had any issues with lenders calling these loans due on sale? How do you get around this and not screw over the seller? 

I understand VA and FHA loans are assumable... This is not what I'm talking about - I'm referring to buying a property subject-to the existing (conventional or commercial) financing. I've seen a credible title company close one of these in Nashville where I used to live, but have never dealt with this in MD where I currently live.

Thank you in advance for your comments and suggestions. BP typically doesn't allow self-promotion, so if you are a title rep who has experience with this, feel free to slide in my DMs. 

 This question is asked and answered (incorrectly) IMHO on here daily. 

Every title company is happy to do creative deals, they just don't want to work with people who create problems for them. Here's how it normally works:

-New investor finds an assignment contract online, downloads it, has no idea how it works or what the terms of the contract are. 

-They find someone who agrees to sell them a property sub to or OWC, everyone signs the crappy contract, no one understands what they are doing. 

-Buyer sends the contract to their "investor friendly" title company.

-Seller's cousin, sister, neighbor, kids and their high school history teacher all find out that the seller is "being taken advantage of and having their property stolen by a sleazy real estate investor."

-They all start calling the title company, showing up, threatening legal action, etc. 

-Title company tells investor that they don't want to work with them any more. 

-Investor thinks the title company doesn't do "creative" deals. The reality is the investor is throwing a huge liability at the title company and the juice isn't worth the squeeze. 

If you are honest, knowledgeable and humble, any title company will work your contracts. Proactively reach out to escrow officers in your market, buy them lunch and ask them questions. That'll be the best up front investment you can make. 

Finally, people will tell you that loans NEVER get called. I've heard of a few happening recently and a friend of mine just had one called on a sub to deal last week. It can and does happen, so plan accordingly. Assumptions are infinitely better for everyone than sub to if you can make it happen. 

Best of luck!