Transaction Coordination

Drive a signed deal through title, escrow, and the stop-the-sale race to funding without losing it to a missed lender deadline, an incomplete packet, or a lien nobody caught. A foreclosure closing is boxed in by the auction date, so the pace is faster and the paperwork heavier than a normal closing. David owns this stage: the seller has already said yes, the job now is getting the file to the closing table before the clock runs out.

• A purchase agreement has been signed and handed off to the TC (see sop-kod-ghl-sync-handoff for what triggers this handoff)
• An active sale date exists and the lender or trustee needs a postponement packet
• Title has come back with a question mark on payoff, arrears, or a lien and the deal needs a decision before it can move
• A deal is approaching funding and needs a final check before it's marked closed

• A vetted title company or attorney relationship is already in place, one that has actually closed subject-to, novation, and stop-the-sale deals before. Not every title company can handle these, and finding out on a live file with 5 days to auction is the wrong time to learn that. This relationship should exist before you ever need it.
• The signed purchase agreement, proof of funds, and (for subject-to) the novation packet are in hand
• You know the loan number, the servicer or trustee contact, and the confirmed sale date and time
• Third-party authorization forms are ready to be signed by the seller for both the lender and the trustee, without these signed authorizations you cannot legally speak to either on the seller's behalf

• The title company or attorney handling the file is a vetted, foreclosure-capable relationship, not a general closer taken on faith
• Both third-party authorization forms (lender and trustee) are signed before any direct contact with either party
• The postponement packet is complete (agreement, proof of funds, both authorizations, statements, certifications, HUD/settlement statement, cover letter) and was sent 4 to 5 days before the sale date, with URGENT and the sale date/time in the subject line
• Title has been checked specifically for a HUD partial-claim second lien and any surviving lien is priced into the deal before funding
• The deal is marked Won only after title has transferred and funds have moved

• Problem: The packet isn't fully assembled and the sale date is inside 4 to 5 days. Fix: Send what's complete now with the URGENT subject line and flag exactly what's still coming. A late complete packet is better than an on-time incomplete one, but don't let "waiting for one document" delay the whole send.
• Problem: Title comes back with a lien you didn't expect, especially anything that looks like a HUD partial claim. Fix: Stop and price it into the deal before spending more money or moving toward funding. This is exactly the landmine that kills deals late, don't let it ride on the assumption it will resolve itself.
• Problem: You can't get the lender or trustee on the phone about the file. Fix: Confirm both authorization forms are actually signed and were sent with the packet, not just verbally agreed to. Without both on file, most servicers will not engage.
• Problem: Payoff or arrears numbers come back higher than what the deal was priced on. Fix: Don't push forward on stale numbers. Get the seller and buyer side realigned on the real figures before continuing toward closing.
• Problem: The deal falls out at this stage. Fix: Confirm it's actually one of the three usual causes (payoff, arrears, or a lien) and not a process miss like a late packet or a missing authorization. Route the seller to disposition or surplus recovery as appropriate rather than letting the file go cold (see sop-kod-disposition-assign and sop-kod-surplus-recovery). For anything that touches legal interpretation of a lien, payoff dispute, or title defect, route to the title attorney, this SOP is not legal advice.