A Close Call Averted | $2700 Saved With Expert Verification
One of our prominent clients who deals in title insurance, valuations, and closing services, relies on accurate and timely property tax information to ensure smooth and compliant real estate transactions. In their pursuit, they expect their partners to deliver accurate data, especially when dealing with the complexities of taxes and potential tax sales, which can lead to post-closing liabilities if overlooked.
The Challenge: A Disputed Post-Closing Tax Claim
They have received an unexpected request for reimbursement of $2,711.06 related to an “unreported tax sale” on a loan that closed on September 30, 2024. The claim, which includes legal fees, court costs, and penalties, stems from the assertion that Invisia BPO (referred to as “the team member” in the initial email) should have escalated a tax sale inquiry to the “TRC Escalation” team.
Apparently, “Tax Guru” guidelines for Texas recommend verbal verification of tax sale information. Consequently, their core concern is to understand how this alleged error occurred and to recover the purported shortage of funds.
Invisia's Solution: Meticulous Verification and Documentation
Upon receiving the claim, Invisia launched a thorough internal analysis, carefully reviewing its records and communication logs for the property in question.
- Initial Verification Confirmed: Invisia’s records showed that on November 8, 2024, at the time of completing the order, the 2022 and 2023 taxes were delinquent for an amount of $9,340.47, and the 2024 taxes due were $4,668.81, totaling $14,009.28. Moreover, this information was verbally confirmed directly with the Bexar County tax office via phone call, ensuring accuracy and reliability.
- No Active Lawsuit at Time of Order: Invisia’s verification explicitly confirmed that the property was not subject to an active lawsuit when we completed the order on November 8, 2024. As a result, a “tax sale awareness email” was unnecessary based on the actual status.
- Proactive Contingency Note: To demonstrate Invisia’s thoroughness, we included a note in the final report advising the client to contact TRC to verify the final payoff amount before disbursement, acknowledging that initiating a lawsuit is at the attorney’s discretion. This highlights Invisia’s foresight in flagging potential future changes.
- Post-Claim Investigation & Direct Communication: After receiving the claim, Invisia re-engaged directly with the Linebarger Law Office. This direct contact confirmed that the lawsuit was filed more than a month after Invisia submitted the final report and nearly two months after the loan closing.
- Comprehensive Evidence: Invisia provided them a response, including the call recording confirming the tax status on November 8, 2024. And, attached other supporting documents, definitively proving that the lawsuit had not been active at the time of their service completion.
The Results: Unfounded Claim Debunked, Client Protected
Invisia’s robust process and clear documentation led to a decisive outcome:
- Successfully Debunked Unfounded Claim: Invisia’s thorough evidence demonstrated that the alleged error was not on their side. The lawsuit and associated fees arose after Invisia rendered its services and the initial closing, meaning the “unreported tax sale” claim stemmed from a post-service development, not a flaw in Invisia’s process.
- Prevented Undue Financial Burden: By demonstrating their accuracy and diligence, Invisia saved their prestigious client from an unwarranted reimbursement of $2,711.06 in legal fees, court costs, and penalties. As a result, this directly protected the client from negatively impacting their bottom line.
- Validated Due Diligence Process: This case study validates Invisia’s commitment for real-time verification and its ability to distinguish between current property tax status and future potential liabilities.
- Strengthened Client Trust: By providing clear, verifiable evidence, Invisia reinforced their client’s trust in their services, demonstrating integrity and accountability.
After resolving their issue, the client mentioned:
“The situation with the Bexar County tax claim could have easily become a significant financial and operational headache for us. Invisia’s detailed analysis and the clear evidence proved their accuracy and saved us from an unwarranted reimbursement. It’s clear their process is designed for precision.”
Conclusion
This case highlights the importance of precise, real-time property tax verification and underscores the value of having a partner like Invisia. Through their meticulous processes and direct communication with tax authorities, Invisia goes beyond surface-level data. Moreover, Invisia’s ability to assess accurate property tax, distinguish between current and future liabilities, and provide irrefutable documentation further ensures reliability.
As a result, these major actions protect their clients from unfounded claims and unforeseen financial burdens. Therefore, partner with Invisia BPO to build your real estate transactions on the most accurate and up-to-date property tax information.
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