Ryan Wilford - Closing Agent - Business Development

Ryan Wilford - Closing Agent - Business Development Your full-service title partner for real estate closings and title insurance in ME, NH, and MA.

We manage the entire process and bring the closing to you—day, night, weekday, or weekend.

05/28/2026

Title opinion versus title insurance — there’s a big difference.

A title opinion is exactly what it sounds like: an attorney’s opinion about the condition of the title.

A title commitment with owner’s title insurance comes with an actual insurance policy backing it.

Some smaller banks still use title opinion letters. And while that may reduce the buyer’s closing costs upfront, the buyer is giving up protection in exchange.

That’s why buyers and buyer’s agents should understand what product the lender is actually using — and whether there’s an owner’s title insurance policy involved.

Because there’s a big difference between an opinion… and protection.

05/27/2026

A question we hear a lot:

“Why can’t I just bring a personal check to closing?”

Because title companies are required to collect certified funds before money can be disbursed.

That usually means a wire transfer or certified bank check.

A personal check can bounce, be fraudulent, or take time to fully clear. And once closing funds are sent out, there’s no undo button.

That’s why title companies require “good funds” before the transaction can be completed.

It protects everyone involved in the closing

05/26/2026

What happens if someone dies
right before closing?

Believe it or not—
it happens.

And when it does,
the transaction can change fast.

Now—if there are two owners on title,
and they own the property jointly with survivorship rights, many times the transaction can continue
with the surviving owner signing
and providing a certified death certificate.

But if the deceased owned individually—
or the ownership structure is different—

Now you may be dealing with:

An estate.
Probate.
A trust.
Or additional legal documentation
before the property can transfer.

Sometimes the delay is minor.

Other times,
it completely changes the transaction.

That’s why title companies ask so many questions
when someone passes away before closing.

05/22/2026

A lot of people assume that because a property has stayed in the family for generations, it’s less likely to have title issues.

Honestly, we often see the opposite.

Many older transfers between family members were done informally—without attorneys, title searches, or properly recorded documents.

Those issues can sit unnoticed for decades until someone tries to sell the property.

Just because a property has been in the family forever doesn’t automatically mean the title is clean.

That’s one of many reasons why title searches are so important.

05/07/2026

Property taxes in Maine can be confusing—especially on cash deals.

The tax bill is sent to whoever owned the property as of April 1st. So, if a property closes after that, the seller will still receive the bill.

That surprises a lot of people, since the seller isn’t actually responsible for the taxes after closing—and the buyer doesn’t automatically receive the bill.

At closing, taxes are prorated so each party pays their share.

I always go over this with both sides, and I recommend that buyers proactively contact the town office to have the bill sent directly to them.

If the bill isn’t paid, a lien can be placed on the property—and it would show up in the seller’s name if the closing happened after April 1st. This is a bad situation for both seller and the new owner, but one that can easily be avoided.

05/06/2026

Mobile Homes can be tricky transactions in Maine.

In many cases, they’re considered personal property, not real estate. That means they’re supposed to be transferred with a certificate of title—not just a bill of sale.

The problem is that sellers often don’t have that title. And to make things more confusing, the BMV will sometimes say the home is too old and has “aged out” of needing one, so they won’t issue a replacement for lost title.

But the law still requires a title transfer.

That creates a situation where ownership may not be properly documented, which can create major problems for the buyer later on.

Without proper title documentation, a buyer could run into issues reselling the home, proving ownership, obtaining financing, or even satisfying park requirements down the road.

Now—if the mobile home is on its own land, that’s a different situation. In those cases, the mobile home can often be conveyed with the deed because we’re insuring the land, including the improvements located on it.

But in a park, it’s a very different type of transaction.

05/05/2026

Selling property in Maine as a non-resident? Here’s something to plan for.

Maine may require a 2.5% withholding on your proceeds at closing. This often catches sellers off guard if they’re not prepared.

There are ways to reduce—or in some cases eliminate—that withholding, but you need to apply in advance through Maine.gov.

In some cases, sellers can qualify for a reduced withholding based on their actual gain—especially if they’ve made improvements and kept records of those expenses.

The key is timing. Without an approved exemption or reduction, that 2.5% will be withheld at closing.

04/30/2026

Buyer broker agreements—quick heads up.

If you’re working with a buyer, there should be a clear agreement in place outlining how your commission is being handled.

We’re seeing more situations where the structure isn’t fully communicated—and that can create issues at closing.

If there’s a buyer-paid commission, or anything outside the typical structure, make sure your title company knows early so it’s properly reflected on the closing statement.

A little clarity upfront helps avoid last-minute changes, delays, and frustration at the table.

04/29/2026

Quitclaim deed vs. warranty deed—this comes up more often than you’d think.

A warranty deed includes guarantees about the title.
A quitclaim deed transfers whatever interest the seller has, without those guarantees.

That’s why some buyers get nervous when they see a quitclaim deed at closing.

But here’s the key—
the deed itself isn’t what ultimately protects the buyer.

Owner’s title insurance is.

With an owner’s policy in place, title issues are covered regardless of the type of deed being used.

Understanding that can take a lot of unnecessary stress out of the closing process.

04/28/2026

Real estate fraud is on the rise—and it’s more common than people realize.

In 2025 alone, there were roughly $275 million in reported losses tied to real estate fraud. And that number is likely underreported due to embarrassment or hesitation to come forward.

If something feels off in a transaction, don’t ignore it.

First step: report it to the FBI at ic3.gov.

Then immediately notify your bank, your title company, and anyone involved.

Time matters. Acting quickly can make all the difference.

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5 Community Drive
Augusta, ME
04330

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