Every condition, tested against primary record.
This is the report format used for land and bridge underwriting. It opens with a conditions matrix, separates physical access from legal access, and closes with a verification log that states the source and date for every finding.
5.01 acres, raw land, acquisition loan.
The lender sent eight underwriting conditions and asked which of them the public record could actually close before funding. The answer is the matrix below. Five closed on record, two closed only under a stated limit, and one could not be closed from record at all.
Nothing in this file is marked confirmed on inference. Where the record was silent or a source was verbal, the log says so and the condition stays open.
- File
- LR-2026-118 (redacted)
- Collateral
- 5.01 acres, unimproved
- Loan type
- Land acquisition, bridge
- Conditions tested
- 8
- Turnaround
- 4 business days
- Prepared for
- The lender, not the seller
Your conditions, in your words, with a verdict on each.
| # | Condition | Record tested | Verdict | Closing method |
|---|---|---|---|---|
| C-1 | Legal access of record to a public right of way | Deed recorded 2019, Book 1142 Page 88, appurtenant easement 50 ft wide across adjoining tract | Satisfied | Recorded easement runs with the land; no closing action required |
| C-2 | Property not in a FEMA special flood hazard area | FIRM panel 48085C0435K, effective 2019; parcel mapped Zone X | Satisfied | Flood determination attached; no flood insurance condition |
| C-3 | Jurisdiction and permitted use support intended improvement | Unincorporated county, within municipal ETJ; subdivision platting rules apply | Qualified | Permitted as a single dwelling; further division requires plat approval |
| C-4 | Water and sewer service available or permittable | No public water main within 1.2 mi; no OSSF permit of record for this tract | Not satisfied | Condition closes on a soil evaluation and a water district service letter |
| C-5 | No encumbrance materially reducing usable area | Pipeline easement 30 ft along south boundary; utility easement 10 ft at frontage | Qualified | Usable area reduced to 4.1 of 5.01 acres; building envelope confirmed adequate |
| C-6 | No open environmental condition of record | State agency database screen and county records show no listing, spill or tank | Satisfied | Desktop screen only; not a Phase I ESA |
| C-7 | Taxes current and no rollback exposure at closing | Ag valuation active since 2011; taxes paid through prior year | Open | Rollback triggers on change of use; closes on a tax certificate at title |
| C-8 | Title observations consistent with lien position sought | Two mortgages of record released; one lis pendens released 2021 | Satisfied | Observation only; a title commitment governs |
Tested against primary record and met as written.
Met, but only under a stated limit the file must carry forward into the loan documents.
Tested and not met. The closing method is named, not implied.
Cannot be closed from public record alone; requires a third-party instrument.
A road is not a right. Two questions, answered separately.
A driveway on the ground proves someone has been driving. It does not prove anyone may keep driving. Every lender file separates the physical question from the legal one, because only one of them survives a change of ownership on the servient tract.
Physical access
There is a graded gravel drive from County Road 412 across the north tract to the subject frontage. Aerial imagery from 2016 through 2026 shows continuous use. The drive is passable by a standard vehicle in dry conditions.
Legal access
An appurtenant ingress and egress easement 50 feet in width is recorded in favor of the subject tract, described by metes and bounds and referenced in the vesting deed. It is not a license, not a prescriptive claim, and not a shared-use handshake.
Maintenance obligation
The easement instrument is silent on maintenance. There is no recorded road maintenance agreement and no HOA. Cost allocation between benefited tracts is undefined.
Financeability read
Access is deeded, of record, and continuous to a public road, which is what a land or bridge file needs. The absent maintenance agreement is a documented gap, not an access defect.
Nothing is confirmed on inference.
Every line in the report traces back to a source, a method and a date. Where the source was verbal, or the search returned nothing, the log says exactly that rather than rounding it up to a confirmation.
| Item | Source | Method | Date | State |
|---|---|---|---|---|
| Deed of record | County Clerk, official public records | Instrument image pulled | 2026-04-14 | Confirmed |
| Easement instrument | County Clerk, official public records | Instrument image pulled | 2026-04-14 | Confirmed |
| Flood determination | FEMA FIRM panel | Panel and effective date recorded | 2026-04-14 | Confirmed |
| Parcel geometry and APN | County appraisal district | Record matched to deed legal | 2026-04-15 | Confirmed |
| Zoning and ETJ status | County and municipal planning | Written response from planner | 2026-04-16 | Confirmed |
| On-site sewage permit | County environmental health | Search returned no record | 2026-04-16 | No record found |
| Public water availability | Water supply corporation | Verbal only, letter requested | 2026-04-17 | Unverified |
| Pipeline easement extent | Recorded instrument plus operator map | Width recorded, alignment approximate | 2026-04-17 | Partially verified |
| Tax status and ag valuation | County tax assessor | Statement pulled | 2026-04-17 | Confirmed |
| Environmental database screen | State agency public databases | Search returned no listing | 2026-04-18 | Confirmed |
Independent research from primary public record, prepared for the party carrying the risk. Buyer side and lender side only. No commission, no side of the deal.
Not a title opinion, not a survey, not an appraisal, not a Phase I ESA. Where one of those is the right instrument, the report names it and says why.
For the buyer and builder version of this research, read the sample buyer report, or see how volume and turnaround work on the professionals desk.