Title work, at title-company prices — performed as legal work.

Most sellers find out about title problems 24 hours before closing. Neither one has to happen — and when you work with Vanderpool Law, neither one does.

Contract Review. Before you sign a purchase agreement, a listing agreement, or a builder contract, bring it to us. Our attorneys read it with you — explaining what every clause means for you, flagging the terms that shift risk onto your side, and suggesting language to negotiate before you sign.

Presearch. Before you sign or list a property, we can run a Presearch — a preliminary review of public records that surfaces roughly 95% of the title issues a full search would find. Old liens, heir claims, boundary disputes, undischarged mortgages. You’ll know about them with enough lead time for our attorneys to work out a solution before closing day.

Preliminary Settlement Statement. Once we know the terms, we’ll build you a preliminary settlement statement so you see every number — sale price, loan, closing costs, credits, cash to close — well ahead of signing day.

Savings Check. Send us your lender’s Loan Estimate, your inspector’s quote, or your insurance premium. We’ll tell you whether the numbers are in line. We don’t sell any of those services — there’s no one on the other end of our advice with an angle.

Most people pick a title company the same way: their Realtor says “go here.” You trust your agent, so you go along with it. But have you ever stopped to ask: why is my broker recommending this particular title company?

Some of the largest brokerages in Tennessee have financial relationships with title companies — Affiliated Business Arrangements where a brokerage owns a stake in a title company or receives referral income from one. They’re legal and disclosed somewhere in the fine print. When a brokerage profits from sending you to a specific title company, the incentive is to send you there. Not because it’s the best option for you. Because it’s the most profitable option for them.

And where do you fit? You’re a file number, not a client. Your closing is being processed by a company with a financial relationship with the brokerage who sent you there, handled by an attorney (if there is one) who has no obligation to represent you. It’s a system designed to make the title-company decision for you — not with you.

In Tennessee, these are contracts worth hundreds of thousands — sometimes millions — of dollars. The biggest financial decision most people ever make. This is not the moment to go without legal representation. This is precisely the moment to have your own attorney.

Jim Vanderpool has no financial relationship with any brokerage. No referral arrangement. No incentive to rush your file through. His only obligation is to the client.

Most of our clients are in Middle Tennessee. But we regularly close for clients all over the state — East Tennessee, West Tennessee, vacation properties on the lakes, farms in rural counties, condos in the cities. The values we create don’t stop at the Middle Tennessee line.

If we aren’t physically close to your location, we will find a way to make it work. Remote Online Notarizations (RON) and mobile notaries are completely normal tools in our practice — we’ve been using them for as long as they’ve been available in Tennessee. Distance is a logistics problem, not a representation problem.

Fun fact. We’ve provided legal expertise to clients in Europe, South America, Asia (including China), and Russia. Different time zones, different document-signing traditions, different everything — and it still works.