The Closing Curveball: Why Every Part of the Process Matters More Than You Think

How one surprise lien nearly derailed a smooth home purchase—and what saved the deal

The Beatty family was so close.
They’d found their perfect home.
Inspections passed. Repairs were agreed to. The lease on their current home was locked in.
We were on the final lap of the real estate closing process. And then? A twist.

The Last-Minute Surprise: A Second Mortgage?!

When final title work came in, our trusted partners at Colonial Title uncovered something unexpected.
The seller had taken out a second mortgage.

It hadn’t been disclosed earlier and needed to be paid off before closing.
If this detail had slipped through the cracks, the closing could have been delayed (or even cancelled).

But it wasn’t. Because the right team caught it in time.

What Happened

The seller had used a bridge loan to purchase her next home before selling her current one.
That loan showed up as a second mortgage, and it needed to be cleared at closing.
It was helpful for the seller but could’ve become a huge problem for the buyer if it hadn’t been found.

What Is a Bridge Loan?

A bridge loan is a short-term loan that helps homeowners “bridge the gap” between buying a new home and selling their current one.

It’s often used when the equity from a current home is needed for the down payment on the next.
Once the old home sells, the bridge loan is paid off.

In this case, the loan made the transition easier for the seller. But it created a last-minute issue the buyer wasn’t expecting.

Why Your Title Company Matters More Than You Think

Real estate is about homes, agents, and lenders. That’s what most people see.

But behind the scenes, your title company is doing essential work that protects you legally and financially.
They verify that the property has no hidden liens, no unpaid taxes, no long-lost heirs, and no title disputes.

Colonial Title, a company I’ve worked with for over a decade, found the second mortgage that could’ve derailed the Beatty family’s closing.

And that’s exactly why they’re part of my team.

Why This Matters for Buyers and Sellers

Whether you're buying your first home or selling your fifth, having a reputable title company makes all the difference.

For buyers:
It ensures your title is clean, so you won’t be surprised by past debts or legal claims.

For sellers:
It helps you fulfill your legal obligations and avoid delays during the post-closing process.

Behind the Scenes: It Takes a Village to Close a Real Estate Deal

A friend-turned-client recently said she was surprised when someone from the title company contacted her instead of hearing from me directly.
She expected the transaction to feel more personal. And I get that.

But here's the thing—real estate is a team effort.

Just a few of the pros working behind the curtain:

• Listing agents

• Buyer’s agents

• Lenders and loan processors

• Title officers

• Appraisers and inspectors

• Insurance agents

• Surveyors and repair professionals

• Utility setup reps

• Closing attorneys

• And transaction coordinators

I don’t try to do it all. Instead, I build relationships with professionals I trust.
That includes Colonial Title, who has been part of my extended team for more than 10 years.

So, if someone other than me reaches out during your transaction, don’t worry.
That’s a sign that things are moving forward and that your deal is being handled by experts.

Questions Buyers and Sellers Ask About Closing

What does a title company actually do?

A title company makes sure the property you're buying or selling has a clean legal history.
They confirm ownership, check for unpaid liens or taxes, and prepare important documents for closing.

What happens if a lien is discovered late in the process?

Like in the Beatty case, a lien has to be resolved before the property can be legally transferred.
This may delay closing unless the seller pays it off quickly or negotiates with the lender.

What’s the difference between title insurance and homeowner’s insurance?

Title insurance protects your legal ownership of the home.
Homeowner’s insurance protects the structure and your belongings inside. Both are important. Both for very different reasons.

Why do buyers need title insurance?

Even if a title search looks clean, title insurance covers anything missed—like a hidden heir or unpaid contractor bill.
It’s a one-time cost that protects your investment for as long as you own the home.

Does Colonial Title do more than just closings?

Yes. In addition to title and real estate closings, Colonial Title also provides legal services like estate planning, wills, trusts, probate, and help with estate taxes.
They’re a full-service partner in protecting what matters.

3 Takeaways from the Beatty Closing Curveball

1. Choose a Realtor with Trusted Partners

The people your agent recommends matter.
I’ve worked with Colonial Title for over a decade because they consistently protect my clients and catch the details that others miss.

2. Expect the Unexpected

Even when everything looks smooth, surprises can happen.
That’s why having professionals who know how to navigate those moments is key.

3. Real Estate is a Team Sport

Great closings happen when everyone, from title attorneys to inspectors, does their part.
It’s not just about one person. It’s about the right team working for you.

Ready to Close With Confidence?

Whether you’re buying your next home or preparing to sell, I’m here to guide you every step of the way.
With trusted partners and a plan in place, you’ll never be caught off guard.

Let’s write your next success story (without the surprises).