Title Company Documents in New Hampshire: Investor's Complete Guide

Understanding the Documents You'll Sign at Closing

Real estate investing in New Hampshire requires understanding more than just market values and deal analysis. You need to understand the documents that close the deal—the paperwork that transfers ownership, insures title, and protects your investment.

At a typical real estate closing in New Hampshire, you'll encounter dozens of documents. Some are simple. Others are complex legal instruments that determine your rights, obligations, and financial outcomes.

Many investors make the mistake of signing closing documents without reading them carefully. They trust the title company, the attorney, or the lender to "handle it." But title documents are YOUR documents. They define what you're buying, what you're paying, and what happens if something goes wrong.

This comprehensive guide covers every document you'll encounter at a New Hampshire closing, including:

• What documents title companies produce and why
• The preliminary title report and what to look for
• Title insurance documents and coverage limits
• State-specific closing documents unique to New Hampshire
• Documents investors need to review carefully
• Common document issues and red flags
• Timeline for document preparation and review
• Cost implications of title documents

Whether you're wholesaling, fix-and-flipping, or acquiring rental properties, understanding title documents gives you confidence at closing and protects you from costly mistakes.

What Are Title Company Documents and Why Do They Matter?

A title company's primary job is to ensure you receive clear, marketable title to the property. That means the property has no liens, encumbrances, or ownership disputes that would prevent you from:

• Getting financing from a lender
• Selling the property later
• Collecting rent if it's a rental
• Mortgaging the property for equity access
• Passing it to heirs or business partners

Title companies produce documents at every stage of the transaction:

1. Pre-Closing Documents: Preliminary title report, title commitment, property survey
2. Closing Documents: Deed, title insurance policy, closing statement, affidavits
3. Post-Closing Documents: Recording confirmations, final title insurance policy, closing summary

Why These Documents Matter for Investors

Many investors focus only on the purchase price and after-repair value. But title documents determine:

Your Actual Ownership: The deed and title insurance define EXACTLY what you own. Wrong description = wrong property or partial ownership.

Your Liabilities: Encumbrances, easements, and liens in the title report can reduce property value or create unexpected costs.

Your Exit Strategy: A buyer's lender won't finance the property if title documents show defects. Selling becomes impossible until you fix them.

Your Financial Exposure: Title insurance either protects you or leaves you exposed depending on what's covered and what's excluded.

Foreclosure Timeline: In New Hampshire, title documents determine the foreclosure timeline and your rights as a lienholder.

In short: you can find the perfect deal with perfect numbers, but bad title documents can make the deal impossible to close or impossible to sell later.

All Title Company Documents Explained

Pre-Closing Phase Documents

1. Preliminary Title Report

The preliminary title report (often called the "prelim") is your first look at the property's title history. It shows:

• Current owner of record
• Any liens, mortgages, or judgments against the property
• Easements, restrictions, or encumbrances
• Tax status and assessment information
• Property legal description and address
• Any title defects or issues

What to look for:

• Are there liens you didn't know about?
• Are there multiple mortgage holders?
• Are there judgment liens from lawsuits?
• Are there tax liens from unpaid taxes?
• Are there easements that affect property use?
• Is the legal description accurate?

In New Hampshire: The preliminary title report must be ordered immediately after contract and reviewed before you commit non-refundable earnest money.

2. Title Commitment

The title commitment (also called "title binder") is the title company's promise to insure the property. It lists:

• What title company will insure
• What's EXCLUDED from coverage
• What EXCEPTIONS are taken
• Required endorsements or additional coverage

Critical: The exceptions and exclusions can be deal-killers. An exclusion for "septic system issues" on a property with an old septic tank means you're not insured against problems.

In New Hampshire: Review the title commitment carefully with your closing attorney before closing.

3. Property Survey

A property survey is a professional map showing:

• Exact property boundaries
• Building locations relative to boundaries
• Easements and encroachments
• Fences, driveways, utilities
• Dimensions and square footage

Why it matters: An old deed description might be inaccurate. A survey reveals if you're buying less property than you thought, or if a neighbor's fence is on your land.

Cost in New Hampshire: $300-$1,500 depending on property size and complexity.

Closing Phase Documents

4. Deed

The deed is the legal document that transfers ownership from seller to you. Types vary:

General Warranty Deed: Seller warrants they own the property free and clear and will defend your ownership. (Rare in real estate)

Special Warranty Deed: Seller only warrants what happened during their ownership, not before.

Quitclaim Deed: Seller makes no warranties—they just sign away any interest they have. (Common in New Hampshire for problem titles)

Bargain and Sale Deed: Seller implies they own the property but makes no other warranties.

What to review:

• Is the property description correct?
• Are all owners listed who should be?
• Is the consideration amount accurate?
• Are signatures properly executed?

In New Hampshire: Your closing attorney typically prepares the deed. Review it carefully—errors require re-recording and additional expense.

5. Title Insurance Policy

Title insurance protects you against title defects discovered AFTER closing. It covers:

• Forged documents in the chain of title
• Undisclosed heirs claiming ownership
• Liens and encumbrances not shown in the title report
• Boundary disputes
• Tax liens (depending on coverage)

What it DOESN'T cover:

• Easements disclosed in the title commitment
• Encroachments (typically, unless you buy endorsements)
• Environmental issues (unless you add environmental coverage)
• Zoning violations

Cost: Title insurance is based on property value. $1,200-$2,800 for a $100,000 property, less for investment properties.

One-time cost: You pay title insurance once at closing. It covers you for as long as you own the property (and your heirs after you).

6. Closing Disclosure

The Closing Disclosure (CD) is the federal form showing:

• Loan terms and conditions
• Closing costs breakdown
• Final loan amount
• Final purchase price
• APR and interest rate
• Monthly payment amount
• Cash to close at closing

Timeline: You must receive the Closing Disclosure at least 3 days before closing.

What to verify:

• Is the loan amount correct?
• Are the interest rate and APR what you agreed to?
• Do closing costs match what you were quoted?
• Is the property address correct?
• Is the purchase price accurate?

Critical for investors: Verify that the cash-to-close amount matches what you have available. Shortfalls can kill deals at the last minute.

7. Promissory Note

If you're financing the purchase, you'll sign a promissory note promising to repay the lender. It specifies:

• Loan amount
• Interest rate
• Payment schedule
• What happens if you default
• Whether the loan can be assumed or sold

What to review:

• Interest rate matches your commitment letter
• Loan amount is correct
• Payment amount and schedule are as agreed
• Prepayment penalty terms (if any)

8. Mortgage or Deed of Trust

This document gives the lender a security interest in the property. If you don't pay, they can foreclose.

In New Hampshire: A deed of trust means non-judicial foreclosure via trustee sale.

What to review:

• Property description is accurate
• Lender name is correct
• Loan amount matches promissory note
• Foreclosure timeline and rights are as expected

The Preliminary Title Report: Your First Look at Title Issues

Why the Preliminary Title Report Matters

The preliminary title report is often the first sign that a deal has problems. Common issues that show up:

Judgment Liens: A creditor won the judgment against the seller. You inherit this debt liability.

Tax Liens: Unpaid property taxes or federal income tax liens. These must be paid from closing proceeds.

Mortgage Liens: The seller's mortgage shows in title. Must be paid off from proceeds.

Mechanic's Liens: Contractors claim they weren't paid. These cloud title and prevent closing.

HOA Liens: HOA claims unpaid dues or special assessments.

Easements: Utility companies, neighbors, or governments have rights across the property.

Deed Restrictions: Prior owner placed restrictions on use (no commercial business, no mobile homes, etc.)

Red Flags in the Preliminary Title Report

🚩 Old Liens Still on Record: A 20-year-old mortgage or judgment lien that should have been released but wasn't.

🚩 Multiple Owners: The property is in one person's name but the deed shows it was transferred to someone else years ago—unclear who really owns it.

🚩 Multiple Liens: Multiple mortgages, judgments, or liens on the property. Closing will be complicated.

🚩 Federal Tax Lien: IRS has a lien. These are senior to most other claims and must be addressed.

🚩 Unresolved Easements: An easement for "utilities" or "access" by an unknown party. Needs clarification.

🚩 Missing Documents: A gap in the chain of title—a deed is missing that should connect one owner to the next.

How to Review the Preliminary Title Report

1. Read the property description: Does it match the property you're buying? Address, lot number, subdivision—all correct?

2. Look at the chain of ownership: Do the owner transfers make sense? Was there a gap in time? Did it change hands multiple times recently (sign of distressed property)?

3. Review all liens: What liens are on the property? Will they be paid off at closing or will they remain?

4. Check the exceptions: What is the title company NOT insuring? (Anything in the exceptions won't be covered by title insurance)

5. Verify easements: Are there easements listed? Do they affect your use of the property?

6. Confirm the vesting: How should title be taken? Individual name? LLC? Partnership?

In New Hampshire: Title Report Requirements

In New Hampshire, as an attorney state, your closing attorney should provide a detailed analysis of the preliminary title report. Don't rely solely on the title company's summary—get attorney interpretation of anything unclear.

Title Insurance Documents: Your Protection After Closing

The Title Insurance Policy

The title insurance policy is the actual insurance document issued after closing. It's usually short (2-5 pages) but critical. It shows:

The Insured: Who is covered (you, your lender, or both)

The Insured Amount: How much the policy covers (usually the purchase price)

The Effective Date: When coverage begins (typically the recording date of the deed)

The Exceptions: What is NOT covered (usually includes recorded easements, deed restrictions, and items in the title commitment)

Title Insurance Endorsements

Endorsements are add-ons that expand coverage. Common endorsements include:

Loan Policy Endorsement: Protects your lender's interest in the property.

Owner's Policy Endorsement: Protects your interest as owner.

Zoning Endorsement: Insures against loss from zoning violations.

Encroachment Endorsement: Covers encroachments by neighbors or utilities.

Environmental Lien Endorsement: Covers environmental cleanup liens (Phase 1 report recommended).

Residential Rental Property Endorsement: For investment properties, protects against title issues affecting rental value.

Mechanics Lien Endorsement: Covers mechanics liens from contractors.

Cost of Endorsements: $50-$300 per endorsement depending on property type and New Hampshire market.

What Title Insurance Covers

✅ Covers: Forged signatures in chain of title, undisclosed heirs, title defects existing before you bought, liens not shown in title report

❌ Doesn't Cover: Zoning violations (unless endorsed), survey issues (unless endorsed), off-record easements (unless survey done), environmental issues (unless policy includes)

Critical for Investors: Invest in Proper Endorsements

Many investors skip endorsements to save money (typically $150-$500 more per policy). This is a mistake.

For example: You buy a rental property. A mechanic's lien from 15 years ago (not in title report) surfaces. The contractor, now defunct, left a lien on record. Your title insurance policy excludes mechanics liens (standard exception). You must pay $5,000-$15,000 to clear it.

Cost of endorsement you skipped: $75.

Recommendation: Always buy mechanics lien, zoning, and encroachment endorsements for investment properties.

Closing Day Documents: What You'll Sign

The Closing Statement (HUD-1 or Loan Estimate)

This shows the complete financial summary of the closing:

Credits to You:

• Purchase price (shown as credit from seller)
• Earnest money deposit you've already paid
• Any seller credits

Debits from You:

• Loan origination fees
• Title insurance premium
• Survey costs
• Closing attorney fees (required in New Hampshire)
• Appraisal fee
• Credit report fee
• Property taxes (prorated)
• HOA fees (prorated)
• Homeowners insurance (first year)

Bottom Line: Cash needed at closing

What to verify:

• Does the math add up?
• Are there unexpected fees?
• Does the cash amount match what you expected?
• Are property taxes and insurance prorated correctly?

The Title Commitment Page/Title Schedule

Attached to or included in title documents, this shows what the title company is insuring. Critical to review:

• Insured amount (usually purchase price)
• Effective date (usually deed recording date)
• Title exceptions (what's NOT covered)
• Property description and vesting
• Any requirements before title is issued

Affidavits and Certifications

You might sign several affidavits, including:

Title Affidavit: Certifying you're taking title in your individual name (or LLC/entity name as stated)

Occupancy Affidavit: Confirming the property will be owner-occupied (or investment property, as applicable)

Foreign Investment in Real Property Tax Act (FIRPTA) Affidavit: Certifying you're a US person (if applicable)

Lead-Based Paint Disclosure (if property built before 1978): Acknowledging hazard disclosure

Other Closing Documents

Transferable Records Assignment: If the mortgage is being sold, you sign authority to transfer it

Mortgage/Deed of Trust Assignment: If lender is selling the loan, authorization for assignment

Truth in Lending Disclosure (TRID): Lender's disclosure of rates, terms, and costs

The Deed: The Document That Transfers Ownership

What the Deed Contains

The deed is a short but legally significant document. It contains:

Grantor: The person/entity transferring the property (the seller)

Grantee: The person/entity receiving the property (you)

Consideration: The price (usually stated as "for $[amount]" or "for ten dollars and other good and valuable consideration")

Legal Description: Exact description of the property, usually by lot, block, and subdivision (not by street address)

Covenant/Warranty: What the grantor is promising about ownership

Signature and Acknowledgment: Seller's notarized signature

Types of Deeds and What They Mean

General Warranty Deed: Seller warrants clear title and defends against all claims. (Rare in real estate—seller rarely gives this)

Special Warranty Deed: Seller warrants clear title during their ownership only. (Most common)

Quitclaim Deed: Seller makes no warranty—just signs away any interest they have. (Common when clearing title defects)

Statutory Deed: State-specific deed form with minimal warranties. (Common in some states)

In New Hampshire: The standard deed type is typically Special Warranty Deed.

Recording the Deed

After you sign at closing, the deed must be recorded with the county. Recording:

• Makes your ownership public record
• Perfects your title against later claims
• Typically happens within 2-5 business days
• Costs vary by county (typically $25-$100)

The title company or closing attorney handles recording. They'll give you a recording confirmation showing:

• Recording date
• Book and page number (or e-recording number)
• Document number
• Confirmation that the deed is of record

Why it matters: Until the deed is recorded, your ownership isn't legally protected. Always verify the deed was recorded before you leave closing or within days after

Understanding the Closing Statement (HUD-1/Loan Estimate)

The Closing Statement Breakdown

The closing statement (also called the "settlement statement" or "HUD-1" in older transactions, now "Loan Estimate" in TRID transactions) breaks down all costs.

Seller's Side:

• Pays off existing mortgage
• Pays real estate commission
• Pays property taxes (prorated)
• Receives sale proceeds (usually millions)

Your Side (Buyer):

• Pays purchase price
• Gets credits for earnest money and seller credits
• Pays closing costs
• Gets net amount owed at closing (cash to bring to closing)

Closing Cost Breakdown in New Hampshire

Typical closing costs in New Hampshire are 1.5-2.5% of purchase price. For a $100,000 property:

• Loan Origination Fee: $1,000-$2,000 (1-2% of loan)
• Title Insurance: $$1,200-$1,800
• Survey: $300-$800
• Appraisal: $400-$600
• Credit Report: $30-$50
• Closing Attorney Fee (required): $500-$1,500
• Inspection: $300-$500
• Homeowners Insurance (first year): $500-$1,500
• Property Taxes (prorated): Varies by county
• HOA Fees (prorated): Varies by HOA
• Lender Fees: $300-$1,000 (processing, underwriting, funding)

Total closing costs for $100,000 property: Typically $4,000-$10,000 (4-10%)

What to Question on the Closing Statement

1. Loan origination fee: Is it what you agreed to? (1-2% is standard)
2. Title insurance: Is it accurately calculated? Did you get competitive bid?
3. Property taxes and insurance prorated: Do the calculations seem right?
4. Lender junk fees: "Document preparation," "wire transfer," "e-signature" fees should be minimal or $0
5. Appraisal fee: Already paid pre-closing? Don't pay twice
6. Unexpected fees: Ask your lender to explain any fee you don't recognize

Cash to Close

The final line is "Cash Due at Closing"—the amount you need to bring. Typical calculation:

• Purchase price: $100,000
• Less: Earnest money already paid: -$2,000
• Less: Seller credits: -$0
• Plus: Closing costs: +$6,000
• Equals: Cash due at closing: $104,000

Verify this matches your available funds before closing day. Shortfalls can kill deals

State-Specific Documents in New Hampshire

New Hampshire-Specific Attorney Documents

In New Hampshire, a closing attorney must be involved. Attorney-generated documents include:

Attorney Closing Letter: Summary of what happened at closing, what documents were signed, and confirmation of recording

Attorney Title Opinion: Attorney's analysis of the title, title report, and any title defects

Lien Clearance Letters: Attorney confirmation that liens will be paid from closing proceeds

UPL Compliance Documentation: In New Hampshire, attorney ensures compliance with Unauthorized Practice of Law rules

Attorney Fee Agreement: Written fee agreement stating what the attorney charges and what's included

New Hampshire-Specific Closing Requirements

Attorney Required: Yes, New Hampshire requires attorney involvement in residential closings. The attorney prepares key documents and supervises the closing.

Escrow Account: New Hampshire requires attorney-maintained escrow (client trust account) to hold earnest money and closing funds.

Disclosure Requirements: New Hampshire has specific requirements for disclosures about foreclosure timelines (60-120 days (non-judicial)), title status, and property condition.

Documents Investors Need to Review Carefully

The Title Commitment Exceptions (Most Critical)

Standard Exceptions that appear in every title commitment:

1. Easements and Restrictions: Easements for utilities, drainage, access by neighbors
2. Liens: Mechanics liens, judgment liens, tax liens (should be paid off or satisfied at closing)
3. HOA Documents: HOA restrictions, lien rights, assessment obligations

What investors must understand: Any exception NOT removed before closing stays with the property permanently and is NOT covered by title insurance.

The Survey (If Doing One)

For investment properties, a survey reveals:

• Exact property lines
• Encroachments (neighbor's fence on your land, or your fence on theirs)
• Easements and their exact location
• Buildings and improvements location
• Potential legal boundary issues

Cost: $400-$1,500, but prevents surprise boundary disputes later.

The Preliminary Title Report

Investors must review for:

• Ownership chain: Are recent transfers unusual? Multiple transfers in 2-3 years = distressed property
• Liens: What liens will be paid off? What remains?
• Defects: Any title issues noted?

Mechanics Lien Search

For properties with recent renovation or repair work:

• Has a contractor filed a mechanics lien?
• Are there unpaid construction liens?
• Will liens be satisfied at closing?

Cost of search: $50-$150, but can prevent surprise $5,000-$50,000+ mechanics lien claims.

HOA Documents and Financials

For investment properties in HOA communities:

• What are HOA fees?
• Are there pending special assessments?
• What is the HOA's financial status?
• Are there HOA liens against the property?

Why it matters: A bankrupt HOA might assess you $10,000+ to cover shortfalls.

Environmental Assessment (Phase 1)

For properties near potential environmental hazards:

• Prior industrial use?
• Gas station, dry cleaner, or chemical storage nearby?
• Wetlands or endangered species habitat?

Cost: $400-$800, but prevents environmental liability

How to Review Title Documents Before Closing

30 Days Before Closing: Preliminary Title Report

Action: Get the preliminary title report from the title company within 3-5 days of contract.

Review Checklist:

• ☐ Property address and legal description match contract
• ☐ Current owner is who you expect
• ☐ No unexpected liens or judgments
• ☐ Easements listed are acceptable
• ☐ No title defects noted

If issues found:

• Contact seller immediately to resolve
• Hire a quiet title attorney if needed
• Renegotiate timeline or price if necessary

7 Days Before Closing: Title Commitment

Action: Receive title commitment from title company.

Review Checklist:

• ☐ Insured amount = purchase price
• ☐ Exceptions are acceptable (especially easements and deed restrictions)
• ☐ Any liens will be satisfied at closing
• ☐ Title is insurable without excessive exceptions
• ☐ Endorsements you need are listed

If concerns:

• Ask title company for clarification on exceptions
• Request exception removal if possible
• Ensure liens will be paid from closing proceeds

3 Days Before Closing: Closing Disclosure

Action: You must receive the Closing Disclosure at least 3 days before closing.

Review Checklist:

• ☐ Loan amount matches commitment letter
• ☐ Interest rate is correct
• ☐ Closing costs are as quoted (within $100)
• ☐ Cash to close amount is accurate and available
• ☐ Loan terms match what you agreed to

If discrepancies:

• Contact lender immediately to correct
• Don't close until resolved

Day of Closing: All Closing Documents

Documents to review before signing:

1. Deed: Property description, ownership name, signature page
2. Promissory Note: Loan amount, interest rate, payment schedule
3. Mortgage/Deed of Trust: Lender name, property description, foreclosure terms
4. Closing Statement: All amounts, fees, cash due
5. Title Insurance Policy: Insured amount, effective date, exceptions
6. Any affidavits: Occupancy, title affidavits, FIRPTA affidavit

At closing:

• Ask questions about anything unclear
• Don't sign if you're not comfortable
• Review each signature line before signing
• Confirm notarization happens properly
• Get copies of everything you sign

Post-Closing: Recording Verification

Within 5 business days:

• Verify deed was recorded (get recording number from title company)
• Verify mortgage/deed of trust was recorded
• Confirm title company received recording confirmations
• Ensure title insurance policy is issued and received

Common Document Issues in New Hampshire Real Estate Closings

Problem #1: Liens Not Satisfied at Closing

The Issue: A lien (mortgage, judgment, tax lien) is shown in the preliminary title report but isn't paid off at closing.

What happens: You inherit the debt obligation. The lienholder can foreclose even though you have clear title.

Solution:

• Get written commitment from seller to pay off lien at closing
• Hold back funds in escrow if lien isn't satisfied
• Don't close without lien satisfaction

Problem #2: Mechanics Lien Appears After Closing

The Issue: A contractor files a mechanics lien after closing for work done before you took ownership.

What happens: The lien attaches to the property. You're responsible for paying even though you didn't order the work.

Solution:

• Get mechanics lien release from seller at closing
• Verify contractor work was paid for
• Buy mechanics lien endorsement on title insurance

Problem #3: Title Insurance Exceptions Eliminate Coverage

The Issue: An exception in the title policy excludes the exact problem you're concerned about.

Example: "Subject to existing easements of record" = title insurance won't cover easement issues.

Solution:

• Buy endorsements for specific risks (easement endorsement, zoning endorsement)
• Understand what's NOT covered before closing
• Ask title company if exceptions can be removed

Problem #4: Deed Has Wrong Legal Description

The Issue: The deed describes the wrong property or describes your property incorrectly.

What happens: You don't legally own what you think you own.

Solution:

• Review deed before closing
• Verify property description against survey
• Don't close until description is corrected
• Correcting it later requires quit claim deed and re-recording ($500+)

Problem #5: Missing Signature Blocks or Notarization

The Issue: Deed or other documents aren't properly signed or notarized.

What happens: Documents are invalid. Title transfer may not be recorded properly.

Solution:

• Verify all signatures before leaving closing
• Confirm notarization happened properly
• Get copies of all signed documents
• Verify recording within 3-5 days

Problem #6: Prorated Taxes and HOA Fees Wrong

The Issue: Property taxes or HOA fees incorrectly prorated between you and seller.

What happens: You pay more than fair share or miss deadline if seller's portion isn't paid.

Solution:

• Verify tax and fee proration calculations
• Confirm who's responsible for period-to-date amounts
• Get documentation of what was prorated

Problem #7: Title Insurance Premium Overcharged

The Issue: You're charged more than market rate for title insurance.

Solution:

• Get quotes from 2-3 title companies (all should be similar)
• Compare premium rates
• Negotiate or shop for better rate
• Premium typically non-negotiable but shopping helps

Digital vs. Paper Documents: The Closing Evolution

The Shift to Digital Closing Documents

Increasingly, closings in New Hampshire are conducted with digital documents rather than paper. Benefits and considerations:

Benefits of Digital:

• Faster turnaround (documents prepared day-of or electronically beforehand)
• Environmental (less paper)
• Easier to review before closing
• Digital signatures faster than paper
• Searchable documents

Challenges of Digital:

• Must have device access at closing
• Digital signature authentication
• Printing copies for your records

Electronic Signatures and E-Notarization

Many closings now use:

Electronic Signatures (e-signatures): Legally binding in New Hampshire for most real estate documents.

Remote Online Notarization (RON): Notary verifies signature via video conference and digital notarization.

E-Closing Platforms: Platforms like Blend, LendingFront, or Notarize manage digital document signing.

Your Rights to Paper Copies

You have the RIGHT to request paper copies of all documents signed at closing. The title company or closing attorney must provide them.

Recommendations:

• Request digital copies for your records
• Print at least the deed and title policy for your files
• Store originals securely
• Keep electronic backups

Timeline for Title Company Documents in New Hampshire

Pre-Closing Timeline

Day 1: Contract signed

• Title company ordered

Days 2-5: Preliminary title report delivered

• Review title
• Identify issues
• Request title updates if needed

Days 5-10: Title commitment delivered

• Review exceptions
• Verify liens will be satisfied
• Address any title issues

Days 10-14: Final walkthrough

• Survey completed (if ordered)
• Verify no new liens or title issues

Day 21 (or closing day minus 3): Closing Disclosure delivered

• Review closing costs
• Verify cash to close amount
• Contact lender if discrepancies

Day 22-24: Pre-closing review

• Review all documents
• Ask questions
• Prepare for closing

Day 25: Closing day

• Sign all documents
• Wire funds
• Receive keys

Days 26-30: Post-closing

• Deed recorded
• Title insurance policy issued
• Recording confirmation received

Document Costs in New Hampshire

Title Insurance Premium: 1.5-2.5%

• Owner's policy: $0.50-$0.85 per $100 of property value
• Lender's policy: Typically same or slightly less

Recording Fees: $50-$300 per document

• Deed: $25-$100
• Mortgage: $25-$150
• Total for typical closing: $75-$300

Title Company Services: $0-$300

• Included in title insurance premium in most states
• May be separate fee in some transactions

Survey: $400-$1,500 (if ordered)

Closing Attorney Fee (required): $500-$1,500

Total Document Costs: Typically $1,500-$4,000 (included in closing costs)

Conclusion: Mastering Title Company Documents in New Hampshire

Key Takeaways for New Hampshire Investors

1. Title documents are everything: They define what you own, what you owe, and what protects you if problems arise.

2. Review every document: Don't sign anything you don't understand. Ask questions. Closing professionals expect and want you to review carefully.

3. Address title issues early: The preliminary title report shows problems weeks before closing. Address them then, not at closing.

4. Understand what's covered: Title insurance is critical, but endorse it properly. Standard coverage has gaps.

5. Invest in endorsements: Spending $150-$500 more on endorsements can prevent $5,000-$50,000+ problems later.

6. Verify recording: Confirm your deed was properly recorded within days of closing. Unrecorded deeds can cause serious problems.

7. Keep documents safe: Store copies of deed, title policy, and mortgage safely. You'll need them if you ever refinance or sell.

Your Next Steps

For your next transaction in New Hampshire:

1. Order title insurance early (immediately after contract)
2. Review preliminary title report within 3-5 days
3. Address any title issues before day 10
4. Review title commitment 7 days before closing
5. Verify Closing Disclosure 3 days before closing
6. Review all documents day-of before signing
7. Verify recording 3-5 days after closing

Build your team:

• Find a title company that specializes in investors
• Build relationship with closing attorney (required but valuable)
• Get attorney recommendations for quiet title actions if needed

Why This Matters for Your Investment Success

Real estate investing isn't just about finding deals and crunching numbers. It's about understanding the documents that make deals happen.

Investors who understand title documents:

• Spot problems early when they're easy to fix
• Negotiate better terms based on title issues
• Avoid closing surprises
• Protect themselves from liability
• Exit properties cleanly when ready to sell

Investors who ignore documents:

• Discover problems at closing when they're expensive to fix
• Inherit seller's debt and liens
• Get stuck with unsellable properties
• Lose deals over preventable title issues

The difference between a $10,000 profit and a $10,000 loss often comes down to reviewing title documents carefully.

Start with your next deal. Order title early. Review everything. Ask questions. Invest in proper title insurance and endorsements.

Your future profits depend on it.

---

This guide is educational. Consult with a title company and closing attorney in New Hampshire for specific advice about your transaction.