Your attorney may complete the process in his office or you might go to a title company.What you have done then, is 1. made an alternative known, 2. put the decision of granting a deed in the borrower's court, 3. the borrower makes a formal request that a deed be accepted, 4. the lender agrees to consider the request, 5. the lender shows due diligence (as a basis to determine acceptance), 6. the lender agrees to accept a deed upon certain conditions or unconditionally, 7. the parties then move to a settlement where deeds are executed then filed with the release of liens filed as applicable.Now, after following this path, it is highly unlikely that any lien holder or the borrower or any regulator can lay claims that the deed was pre-arranged, that the loan was made conditioned upon granting a DIL, that junior lien holders were dealing under a disadvantaged position or under any threat to their interests, that the note holder performed due diligence as a condition to accept the deed which shows again, there was no pre-arranged agreement and then 8. that the parties mutually agreed by settlement.At settlement the lender needs to obtain an  estoppel statement as to the correct accounting of the loan balance forgiven and the necessary tax reporting must be made.

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.History.

Remember, you do not need to apologise to them for accepting their unconditional freebie; that was THEIR choice.

You prove that you are willing to work hard for them unconditionally and I'm sure you will eventually find what you are looking for !

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved. 

Just curious, what is your take on this line  however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to returnWhat is your opinion of that excerpt in short and in its entire context?

I have made an unconditional offer for your property and you have accepted it.

if anything every single person coming to this forum is welcomed unconditionally and consistently shown acceptance and assistance anytime they seek it.

God loves you unconditionally.

I don't think that will work, subs and supplier need to issue unconditional waivers to the contractor, and only then can you pay the contractor after he gives you conditional along with uncondtional from subs and suppliers.