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What Is a Title Opinion? What Is an Opinion Letter?
A title opinion is an attorney’s written legal analysis of a property’s title based on the public record. It identifies ownership issues, recorded liens, encumbrances, and defects that may affect marketability, financing, transfer, or future sale.
An opinion letter is a broader legal letter that addresses a specific real estate question or risk, often requested by investors, lenders, partners, or other counsel, such as the impact of a lien, a chain-of-title concern, a recorded easement, or a document that requires legal interpretation.
Why it matters
​​In real estate, uncertainty is expensive. A properly prepared title opinion or opinion letter can prevent delays, renegotiations, clouded title, and avoidable exposure.
Who We Help
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Real estate investors reviewing acquisition risk before committing capital
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Buyers & sellers facing title issues that threaten closing timelines
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Commercial clients needing document-specific legal interpretation
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Wholesalers needing clarity on assignment/chain-of-title concerns (when applicable)
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Owners addressing liens, recorded claims, or ownership irregularities
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Lenders / private funding parties requesting attorney analysis before funding
What Our Title & Opinion Reviews Commonly Address
Every property is different, but these are common issues we evaluate and document:
Title Review & Risk Findings
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Chain of title and vesting (who owns what—and how)
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Recorded liens (including mechanics liens and judgment liens, when applicable)
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Mortgages, releases, assignments, and missing satisfactions
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Taxes and recorded tax-related items (including redemption questions in certain contexts)
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Easements, restrictions, covenants, and recorded agreements impacting use or value
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Boundary/description discrepancies and document conflicts
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Clouds on title, recording errors, and gaps requiring corrective action
Opinion Letters (Issue-Specific)
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Legal interpretation of recorded instruments and their impact
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Risk analysis for investor structures, transfers, or non-traditional deal setups
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Opinion letter support for a closing file or third-party request
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Written analysis that can be shared with stakeholders (when appropriate)
Our Process
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Intake & Objective
We confirm what you need: a title opinion, an opinion letter, or targeted issue analysis and what decision the document will support (closing, acquisition, funding, negotiation, etc.).
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Document & Record Review
We review the relevant records and documents provided (and any additional materials needed for a thorough legal analysis).
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Legal Analysis & Written Findings
We prepare a clear, attorney-prepared written analysis outlining key issues, risk level, and practical next steps (e.g., curative actions, negotiation points, or items requiring resolution).
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Strategy Call (if needed)
We walk you through the findings so you can move forward confidently, whether that means closing, restructuring, clearing issues, or renegotiating terms.
If time is sensitive, let us know your deadline when requesting a review.
Why Clients Choose Diaz Case Law
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Attorney-led review focused on risk, not guesswork
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Investor-minded approach designed for real-world decisions and timelines
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Clear written deliverables, organized, actionable, and easy to reference
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Practical strategy when issues are discovered (curative steps, negotiation, next moves)
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Bilingual support for clients who prefer Spanish
Frequently Asked Questions
Is a title opinion the same as title insurance?
No. Title insurance is a policy issued by a title insurer with specific coverage terms and exceptions. A title opinion is an attorney’s legal analysis of the title record and associated risks. Depending on the transaction, clients may use one, the other, or both.
How long does a title opinion or opinion letter take?
Timing depends on complexity, document availability, and whether the matter involves multiple liens, gaps in chain-of-title, or curative work. If you have a closing or funding deadline, we recommend requesting the review as early as possible.
What documents do you need from me?
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Typically: the property address/legal description, any preliminary title report or commitment (if available), relevant closing documents, recorded instruments you’ve received, and your specific question or goal for the opinion.
Can you help if there is a lien or cloud on title?​
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Yes. If issues are identified, we can advise on the legal steps to address them, such as releases, satisfactions, corrections, negotiated resolutions, or other curative measures depending on the facts.
Do you provide opinion letters for investors or lenders?​
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We can prepare issue-specific opinion letters when appropriate and when sufficient records and documentation are available. The scope of an opinion letter depends on the purpose and the facts of the transaction.
Do you handle commercial and multifamily properties?​
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Yes. We assist with residential, commercial, and multifamily matters, including title and recorded document issues that affect transfers and investment decisions.
Request a Title Opinion or Opinion Letter
​If you’re facing a title issue, reviewing an acquisition, or need a written attorney analysis for a transaction, we can help you move forward with clarity.
Disclaimer: This page is for informational purposes only and does not create an attorney-client relationship.
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