Turnaround times for getting title commitments or abstracting work out of urban vs. rural areas could be very different. Here are a few of the differences you can expect between property in urban vs. rural areas.
Urban vs. Rural Property
In larger urban centers it’s usually going to be a little bit quicker getting title commitments or search work back, but it may be much slower in rural areas. For instance, western North Dakota can be very slow due to the oil boom and the limited number of employees who work in the abstracting companies within the region.
When we're dealing with rural property – whether it's inside a small town, agricultural land, things of that nature – often those counties only have one resource from which to obtain your title search work. That can cause quite a bottleneck because you're waiting on that one person or small company to accomplish your particular search work. It is a first-come-first-served circumstance. If your land is in a rural area you can expect just a little longer wait time for that search work to come in and therefore the commitment to be circulated.
Real property practice is an extremely localized kind of practice. Practices can differ between states as well as within a single state.
For example, in Illinois you've got one set of practices in the Chicago area, and another set of completely different standards and practices beyond the greater Chicago area. So it is always interesting when you’re working in an unfamiliar jurisdiction because you cannot expect it to always remain consistent. That can feel a bit strange because your title insurance policy in Minnesota looks very similar to your title insurance policy in Illinois, and most other states. Yet the process to obtain it can be very different.
Time Frames & Documents
Some states have mandated a particular title insurance policy form, but across most from the country the policies appear the same. However, customs and practices can vary considerably based on location. As a result, you should rely on your title insurance company and follow their guidance when placing an order, interpreting the title work, and addressing potential title issues, for example:
- Are there any title matters that have to be resolved?
- What does your timeframe look like?
- What documents do you need?
All of those items need to be checked out differently depending on the state and locality.