Discover the Truth Behind Title Work and Wire Fraud in Real Estate
Welcome to the real estate trenches—where clients, closings, curveballs, and the world of wire fraud all collide. In this eye-opening episode, we sit down with Nikki Besian, a seasoned closing and title attorney with over 21 years of experience at Commerce Title in Baton Rouge. From common title hiccups to the growing threat of cybercrime, Nikki pulls back the curtain on the often-overlooked details that can make or break a smooth transaction.
Title Problems: More Common Than You Think
Whether it’s HOA issues, missing heirs, or unclear property lines, title defects are everywhere. Nikki shares the most common challenges she sees when preparing for a closing. She explains how successions, foreclosures, and outdated liens can create delays—or derail deals entirely. You’ll also hear how a good title attorney builds relationships that help agents navigate these hurdles more efficiently.
Understanding Title Insurance
If you’ve ever been unsure how to explain title insurance to your clients, this episode is a must. Nikki explains the difference between merchantable and insurable title and why not all insurance policies offer the same protection. Learn why your buyer’s peace of mind is often worth the cost—and how title insurance can literally save a deal.
Boundary Disputes and Surveys: What Agents Need to Know
Do your clients think six inches doesn’t matter? Nikki says otherwise. We explore why surveys are optional in Louisiana but can be essential, especially in older neighborhoods. Learn how to spot red flags and how to talk to your clients about getting a survey before it’s too late.
Enter the World of Wire Fraud
Now, let’s talk about the world of wire fraud. Nikki breaks down the sophisticated schemes targeting buyers, sellers, agents, and title offices. From hacked emails to fake payoffs, the fraudsters are getting smarter—and bolder. She shares real-world examples, how these scams unfold, and the staggering financial consequences.
How to Protect Your Clients (and Yourself)
What can you do as an agent? Nikki offers practical advice to keep transactions secure—from spotting phishing attempts to ensuring clients understand the risks of wiring funds. She emphasizes that education and clear communication are key, especially with first-time buyers and elderly clients who may be more vulnerable.
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