From the Sherman & Phalen team
Fraud Prevention
A stranger can’t move into your house without you noticing. But someone can record a forged deed with your name on it, and you might not find out for years. That’s deed fraud, sometimes called title theft. A fraudster forges your signature on a deed or mortgage and records it with the county. Then they […]
Residential Closings
We’ve recently heard this question from several Georgia lenders. They called us after reading our post about Georgia’s 2012 Good Funds law. They were primarily curious about closing HELOCs in-house. Our earlier post explained that the Good Funds law, in part, codified the Georgia Supreme Court holding that attorneys are required to close residential loans in most circumstances. We […]
Residential Closings
How Owner’s Title Insurance Kept a Closing on Track When a Prior Lien Was Missed
What happens when a prior lien is missed? In this real closing scenario, owner’s title insurance helped resolve the issue and keep the transaction moving forward.
Property Ownership & Deeds
Why Adding a Minor Child to Your Deed Could Be a Costly Mistake in Georgia
Adding your child to a deed can feel like smart estate planning, but in Georgia a minor can't legally convey property. Here's how that well-meaning move can stall a future sale — and what to do instead.
Commercial Closings
Real estate closings are a frequent target for wire fraud and fake-seller schemes. Here's how we verify identities and safeguard your funds at every step, including the tools working quietly behind the scenes.
Property Ownership & Deeds
Recording your deed at closing doesn't file your homestead exemption — that's a separate step, and the deadline is April 1. If you bought or moved into a Georgia home last year, here's what to check before you miss it.
Residential Closings
Why Owner’s Title Insurance Matters—Even When Everything Looks Right
Even a clean title search can’t catch everything. Learn how owner’s title insurance protects Georgia homebuyers from forged deeds, undisclosed heirs, and hidden title defects — and why Sherman & Phalen recommends it at every closing.
Commercial Closings
Understanding Georgia’s Good Funds Law: What Buyers and Lenders Need to Know
Learn what Georgia’s Good Funds Law means for your real estate closing—and why timing, cleared funds, and wire security are crucial for a smooth transaction.
Got a surprise tax bill after closing on your home? Here’s why — and how tax proration really works in Georgia.
Residential Closings
Buying your first home? We make the closing process simple, clear, and stress-free—so you can focus on getting the keys.
Residential Closings
When buying a home, don’t let others choose your closing attorney. Choose Sherman & Phalen for expert service, accessibility, and competitive fees for your home purchase.
Residential Closings
The State Bar of Georgia Drafts New Rules Requiring Attorney Supervision of Real Estate Closings
The State Bar of Georgia's Proposed Advisory Opinion 10-R2 gathers the rules on real estate closings into one place, spelling out which parts of a closing count as the practice of law. Together with the revised Good Funds Law, it reinforces the attorney's role at the closing table.
