Best title company in Spring Hill, Tennessee?
May we suggest a different question?
In the biggest legal and financial decision of your life, do you really want to choose a title company that is legally prohibited under Tenn. Code Ann. § 23-3-103 from giving you legal advice? That is the Tennessee Paradox.
If that question surprises you, it is not your fault. Like most residential real estate consumers, you have probably never heard of the Tennessee Paradox. So here is the truth about a title company, what the Tennessee legislature said about it, how Vanderpool Law is different, what a Spring Hill closing has that the contract does not mention, and how we can help you.
The truth about a title company
Every title company in Tennessee issues the same policy at the same rate filed with the state. The settlement fee runs about the same from office to office, usually $500 to $900. What varies is care and speed, and some of the offices in and around Spring Hill are very good at both. But none of them can tell you what your contract means, what to do when the seller skips the repair or the earnest money is in dispute, or whether to sign. The law forbids it.
What the Tennessee legislature said about it
The Paradox: Tennessee law protects your right to choose who closes your real estate deal. Tennessee law also says a title company cannot practice law or give legal advice.
The Result: use that right to choose a title company, and you have put the biggest and most important legal and financial transaction most people will ever have in their lives in the hands of an office that is forbidden from advising you or protecting your interests.
This is the confusing part for the consumer. There is an attorney in most of these offices. You see a lawyer at the closing table and think, I have legal representation. You don't. The reason you don't is that the Tennessee legislature said you can't: a company cannot practice law, and the lawyer who works for a company represents the company. "Attorney-owned," "attorney-led" and "attorney-supervised" describe the business, not you.
How Vanderpool Law is different
The question to ask is who at this table is allowed to be on my side. At a title company, no one. At Vanderpool Law and Title Services, we can, and we frequently do. We have helped more than 15,000 people all over Tennessee navigate the tricky legal and financial situations that arise in everyday residential and commercial real estate transactions. There is very little we haven't seen. We do the title work, we close for the same fee a title company charges, and we represent you. Spring Hill is about fifteen minutes south of our Franklin office, down I-65 or Highway 31, and we have been closing there since 2002.
At a title company there is a reason you never get an engagement letter: you are not represented. At Vanderpool Law you are, and it says so in writing. Sending us a contract does not make you our client; an engagement letter does. The reason is simple. You have a lawyer on your side, not one who works for a title company.
Closing in Spring Hill
Spring Hill is split between Maury and Williamson counties, and the side a house is on decides where the deed is recorded, which county taxes it and which school system serves it - and if you are buying a lot or a house not yet built, the city's sewer moratorium decides whether it can be connected at all.
You found the house, you liked the street, and the listing said Spring Hill. What it may not have said is which county the house is in, and here that is a real question: the city reaches into both Maury and Williamson counties, and its own 2018 census counted most residents on the Williamson side. The county line decides where your deed is recorded, how your taxes add up and which school system your children attend. On a lot or a house still to be built, a second question sits on top of the first - whether the city's sewer can take it at all. The contract you sign answers neither one unless someone makes it. Send it to Vanderpool Law before you sign, or after, and we will.
Your Spring Hill deed goes either to Franklin or to Columbia, and Vanderpool Law records in both, so the county question is settled at the start of your file, before the title search depends on it.
Torn between a Williamson-side house and a Maury-side one? Ask Vanderpool Law to set both tax pictures side by side - the county bill and the city bill - so you see the difference before you choose.
Buying a lot or a house not yet built, you want proof of a sewer allocation before you are bound; ask Vanderpool Law to check for it while the contract can still be written around the answer.
June Lake. 775 acres in Williamson County around the I-65 interchange at Exit 56, planned for more than 2,900 homes over about twenty years, with Signature Homes picked for the first 400 houses and townhomes. Buy early and you will probably sign a builder's contract and live beside construction for years, so read what that contract says about the phases still to come.
County: Both Maury and Williamson - the city describes itself as situated in the two counties. Its 2018 special census counted 28,994 residents on the Williamson side and 11,442 on the Maury side. Maury's seat is Columbia; Williamson's is Franklin..
The full local guide, with its sources, is our Spring Hill page.
How we can help you
Before you sign or after, every buyer and every seller gets four complimentary services: contract review, a preliminary title search, a preliminary settlement statement, and a savings check. All you have to do is ask. Send us the contract and see your settlement statement in about five minutes; then talk it over with Jim Vanderpool, who answers your questions as your lawyer, complimentary. When you decide to hire us, the engagement letter says what we do for you and what it costs, which is the fee a title company charges.
The questions behind the search
Same policy. Same fee. Vanderpool Law sits on your side of the table, and offers four complimentary services before you sign or after. All you have to do is ask.