Services · ii · The Commercial Desk

Investment, retail, mixed-use. Read carefully, closed cleanly.

Multi-tenant retail, office condos, hospitality, working farms and ranches, raw land, and ground-up development. We coordinate with lenders, counsel, and 1031 intermediaries so principals can stay focused on the deal, not the file.

i
ALTA Extended Coverage

Coverage for institutional capital.

Multi-tenant retail centers, office condos, industrial, hospitality, and the lender stack that comes with them. ALTA Owner's and Loan policies with extended endorsements, written against a survey we have actually read.

What we handle
  • ALTA Owner's & Loan policies
  • Extended endorsements (CLTA 100, 110, 116, 123, 130)
  • Survey review & ALTA/NSPS coordination
  • Tenant estoppels & SNDAs
  • Mezzanine & construction loan title
  • Multi-state & multi-property closings
  • Co-insurance & reinsurance arrangements
  • Lien priority & UCC searches
What we watch for
i
Endorsements requested at the eleventh hour

A 22-04 endorsement requested two days before close that requires a survey we don't have. We surface the endorsement schedule the day the file opens.

ii
Tenant estoppels that contradict the rent roll

A tenant signs an estoppel listing a lower base rent than the rent roll. We flag, the principals reconcile, the lender funds.

ii
1031 Exchange Coordination

Forward, reverse, improvement.

We don't act as the qualified intermediary. We coordinate with the QI you choose, on the timeline the IRS requires. The 45-day identification window and 180-day exchange period are the tides we close around; we surface them at intake, not at the buzzer.

What we handle
  • Forward (delayed) exchanges
  • Reverse exchanges (parking arrangements)
  • Improvement / construction exchanges
  • Multi-property identification (3-property & 200% rules)
  • QI coordination & assignment language
  • Drop-and-swap & swap-and-drop reviews
  • Like-kind documentation for institutional buyers
  • Boot calculations & net-equity tracking
iii
Construction & Development

Mechanic's-lien priority, protected.

Ground-up construction, value-add reposition, and conversion projects. Disbursement control, mechanic's-lien date discipline, and the date-down endorsements lenders require to fund each draw.

What we handle
  • Construction loan title & disbursement
  • Mechanic's-lien priority opinions
  • Date-down endorsements per draw
  • Subordinations of senior liens
  • Notice of completion & commencement
  • Bonded-stop notices
  • Pre-purchase site visits, when warranted
  • Builder's risk & warranty review
iv
Agricultural & Ranch

Working farms, working ranches.

Vineyards in Santa Ynez, strawberry fields in Santa Maria, cattle ranches in Cuyama, avocado groves in Carpinteria. The deals carry water rights, equipment, livestock, and Williamson Act contracts that don't transfer cleanly without a careful read. We do that read.

What we handle
  • Vineyard, orchard, & row-crop sales
  • Cattle & equestrian ranch transfers
  • Williamson Act contract assumptions
  • Williamson Act non-renewal & cancellation
  • Water-rights & mutual-water shares
  • Groundwater (SGMA) basin disclosures
  • Farm Credit & AgWest financing
  • Equipment, livestock & crop allocation
  • Farmworker housing & ag overlays
  • Mineral, oil & gas reservations
Sample timeline · 240-acre vineyard, AgWest financing, 1031
  • Day 0
    File opened, QI engaged
  • Day 5
    Prelim, Williamson Act & water-rights review
  • Day 21
    Crop & equipment allocation finalized
  • Day 45
    Lender docs, SNDAs (if leased fields)
  • Day 60
    Signing, recording, exchange close
What we watch for
i
A Williamson Act contract the buyer didn't plan to assume

Non-renewal takes nine years and a tax-recapture penalty. We surface the contract status at intake, not at signing.

ii
Water rights that don't follow the deed

Mutual-water-company shares are personal property; appropriative rights are filed separately with the State Board. Three transfer paths, three sets of paperwork.

iii
Mineral or oil & gas reservations from a 1940s deed

Common in Cuyama and Kern. Identified, disclosed, endorsed around, or priced into the deal.

v
Land & Subdivision

Raw land, lot splits, final maps.

Vacant parcels, infill lots, land-bank assemblies, and full subdivisions through final-map recording. We work through the Subdivision Map Act with developers and counsel; we don't slow the entitlements clock.

What we handle
  • Raw land & vacant-parcel sales
  • Lot-line adjustments & certificates of compliance
  • Tentative & final tract maps
  • Parcel maps & minor subdivisions
  • Tract holdback & bulk-builder takedowns
  • Easements, ingress/egress, utility
  • Boundary & encroachment endorsements
  • Coastal Commission & CEQA-aware closings
§ · Frequent questions

Things principals and counsel ask first.

i

What underwriters do you write through?

We write through the major national underwriters and select regional carriers, matched to the deal. We will tell you which one is on the policy before you ask.

ii

Can you accommodate a reverse 1031?

Yes. In coordination with your QI's parking arrangement. We hold escrow on either the relinquished or the replacement, on the schedule the QI sets.

iii

Do you handle multi-state portfolio closings?

For California and Nevada properties, yes. For other states, we coordinate with a local issuer of your choice and run the master closing here.

iv

A Williamson Act contract. Assume, non-renew, or cancel?

Three different paths with three different timelines and tax consequences. We will not advise you on which to pick, but we will tell you exactly what each one looks like in writing before you sign.

Put us to work

Send the deal. We'll read the file.

Open an order → For agents →

Send a PSA or LOI. You'll have an officer, an underwriter, and a closing-cost estimate back the same business day.