TitleDesk Agentby The Harness Lab
1. Anchor on the source deed
The assignment cites the current vesting instrument. Verify it on the index by volume and page and confirm it sits on the assignment's abstract and conveys to the party you are asked to verify. If the county filed it oddly — under a city block with no survey on the row — corroborate by acreage against the tract described.
2. Follow prior references first
Most deeds cite the instrument under which the grantor took title. That citation is the strongest link: follow it before you search by name.
3. Then the grantor index
When a deed cites nothing, search the grantee's name as a grantor for the period before the deed. Read candidate instruments; do not accept a name match as a link.
4. Stay on the tract
The same family can own several parcels in one survey. Match acreage, metes-and-bounds calls and prior references to the tract you are running. A highway strip or an adjoining parcel cited in passing is not your chain.
5. Cross the estates carefully
When title passes by death, look for a probate, a determination of heirship or an affidavit of heirship of record. An executor's deed with no probate on file is a gap resting on the representative capacity shown — report it.
6. Reach the patent
In Texas the chain ends at the General Land Office patent. If no indexed conveyance reaches the patentee, the patent-era gap is stated with the patentee named.
7. Reconcile acreage
The acreage the oldest chain instrument vested, less the out-conveyances that never came back, should equal what your owner holds. When it does not, something was missed — a deed out, an easement counted as acreage, or an instrument returned by two searches and counted twice.
What TitleDesk automates
Index capture by abstract and party, prior-reference following, tract-identity checks, gap statements, the acreage ledger and the verification gate that refuses delivery when a missed out-conveyance makes the ledger wrong. Chain of title software.
On real assignments completed by working landmen, TitleDesk's automated run takes about twenty minutes for work that takes a landman three to five days; the landman then reviews and certifies. Packets, county sources and scan quality move the figure, so the ROI page shows every assumption, and we will help you qualify it on one of your own assignments. Download v0.2.5 or talk to Spencer.