The $6,000 Discovery: How Proper Abstract Selection Uncovered Hidden Liabilities
CHALLENGE:
A land management company requested what they believed was a standard mineral rights abstract for a property acquisition in New Mexico. Like many clients, they assumed all abstracts provide the same level of detail and simply requested "an abstract" without specifying the scope or type needed for their transaction.
APPROACH:
During the initial consultation, our team identified that the client's intended use required a comprehensive ownership abstract rather than a basic title search.
"When we've imaged something ourselves, we know there's nothing missing. We cross-reference our existing records and often catch incomplete files that even the BLM office doesn't realize are incomplete."
Drawing from our comprehensive New Mexico database of state and federal land records, our team conducted a thorough examination that included cross-referencing current filings with historical records dating back to the 1920s. This methodology goes beyond standard practice, as Russell Shaw explains: "When we've imaged something ourselves, we know there's nothing missing. We cross-reference our existing records and often catch incomplete files that even the BLM office doesn't realize are incomplete."
RESULTS:
The comprehensive abstract revealed a $6,000 outstanding lien that would have become the buyer's responsibility post-acquisition. This liability was completely missed during previous abstracting work that used a more limited scope. The discovery allowed the client to renegotiate the purchase terms, ultimately saving them from an unexpected financial obligation while ensuring clear title transfer.
KEY INSIGHTS:
This case illustrates why scope of work discussions are critical before beginning any abstracting project. Many clients request services based on cost rather than appropriateness for their specific needs.
Our consultation process and comprehensive database capabilities enabled the discovery of issues that standard abstracts commonly miss, demonstrating the value of working with specialists who truly understand state and federal land.