Thoughts on what title company to use and why

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Foreclosure law varies from state to state with regards to the exact process that must be followed in order for a bank or lender to foreclose on your home. Knowing the foreclosure law in your state can help you negotiate with your lender and perhaps avoid foreclosure altogether.
One of the largest differences in foreclosure law is whether a state uses mortgages or deeds of trust for real estate. “Deed of trust” is a term that’s not heard as often as mortgage, but in essence, they have the same function – they protect the lender from default on a loan that is secured by real estate. The major difference is in the process the lender must use to obtain the right to recover your property and sell it.
When you sign a mortgage agreement with a lending institution, you retain the deed to the property, and have full legal title to it – but you allow the lender to place a ‘lien’ on it. If you do not make the payments on the loan as agreed upon, the lender can foreclose on the property.
In some states, a deed of trust takes the place of a mortgage. With a deed of trust, you give the deed to the land or property to the lender, but the lender can only use or sell the property if you default on the loan.
In states that use mortgages, foreclosure law makes foreclosure a judicial procedure. A lender must prove to the court that the borrower has defaulted on the loan, and that they, the lender, have made appropriate attempts to resolve the default with the homeowner. There is a definite sequence of events that must be followed as prescribed in the foreclosure law, and knowing that sequence in your state can help you understand your options in terms of resolving the issue before it goes before a judge.
In states that use a deed of trust rather than a mortgage, the lender must go through certain steps of notification as required by foreclosure law in that state, but does not need judicial permission to proceed with a sale or foreclosure on the property to which they hold a deed in trust.
States whose foreclosure law requires judicial action include: Alabama, Arizona, Arkansas, Connecticut, Delaware, Florida, Montana, Nebraska, New Jersey, New Mexico, New York, North Dakota, Ohio, Oklahoma, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maryland, Michigan, Pennsylvania, South Carolina, South Dakota, Vermont, Washington and Wisconsin.

Using a real estate agent to sell your home is something that you will most definitely want to consider.
(there is a free ebook: 101 Tips For Selling Your House,for you to download, from a link at the bottom of this page).
Your only other option is to sell your home by owner, and in most cases this is very hard to do.
So when it comes down to it, hiring a real estate agent is the best way to go for the majority of people who are looking to sell their home. If you do not know anything about hiring a real estate agent there is nothing to worry about.
Even if you have never gone through this process before you should not have a hard time getting started.
The first step to hiring a real estate agent is to get in touch with the company that you are interested in doing business with.
They will then be able to direct you to a real estate agent in your area, who can in turn tell you everything you need to know about selling your home.
While you are talking to the real estate agent let them know what you are looking for out of your home, and what type of time frame you have in mind. Of course, there are no guarantees but an agent will at least be able to give you some advice.
When you finally hire a real estate agent it is their job to do whatever they can to sell your home.
The fact of the matter is that a real estate agent does not get paid unless they sell your home.
So if you are worried that a real estate agent may be slacking off you can put that out of your mind. They know that if they do not sell any homes that they do not make any money.
This is motivation enough for every real estate agent to work hard on selling each home that they list.
As you can see there are many reasons why you should use a real estate agent to sell your home. Instead of taking on this job on your own, you would be much better off using a real estate agent.
Not only do they know the market, but it can also help to cut a lot of the stress out of your life. And when moving from one home to the next, cutting out stress is something that is of utmost importance.

I have a 500k home but only repo’s are selling, and need to move shortly. I’ve seen where people sell 5000, $100 raffle tickets and anything over market and fees goes to a charity. How do I do it, and what Legal boilerplate do I include? “Void where prohibited” covers most since many states and countries buy these on ebay. My state has a lottery so raffles are ok.