The Law Office of R.W.Bross

The Law Office of R.W.Bross The Law Office of R.W.Bross, P.C. is a full service real estate law firm in Dawsonville, Georgia.

Most buyers never think about what happens behind the scenes between contract and closing. Here is a look at what a titl...
06/03/2026

Most buyers never think about what happens behind the scenes between contract and closing. Here is a look at what a title examination actually involves.

We start at the courthouse. Title examiners search through deed records, often going back 50 years or more, tracing every transfer of ownership in the chain of title.

We check for liens. Mortgages, tax liens, judgment liens, and mechanic's liens are all searched and verified.

We pull the legal description. We compare it to the survey, the tax records, and prior deeds to spot inconsistencies.

We check probate records when necessary. If the property passed through an estate at any point, we verify it was handled correctly.

We order tax certificates. We confirm property taxes are current and check for any outstanding assessments.

Then we issue a title commitment -- our professional opinion on the state of the title and what conditions must be met before we can insure it.

That is what you are paying for. That is what protects you.

706-534-2776 | Serving all of North Georgia

MECHANIC'S LIENS AND NEW CONSTRUCTION: A BUYER'S GUIDEBuying a new construction home or a property that was recently ren...
06/01/2026

MECHANIC'S LIENS AND NEW CONSTRUCTION: A BUYER'S GUIDE

Buying a new construction home or a property that was recently renovated? Mechanic's liens are something your closing attorney looks for carefully.

In Georgia, a contractor, subcontractor, or supplier who has not been paid for labor or materials can file a lien against the property. They have 90 days from their last day of work to do so.

Here is the problem for buyers: Work may have been completed shortly before your closing, and a lien could be filed after you take ownership. The seller's contractor not getting paid can become your problem.

What we do to protect you: We review the title for any filed liens or preliminary notices. For new construction, we obtain lien waivers from the general contractor. We ensure proceeds at closing are structured to address contractor payoffs.

If you are buying a property with recent construction activity, the title work is more important than ever.

706-534-2776

05/29/2026

If you're buying a home in Georgia with a loan, you're not signing a mortgage and that distinction matters more than most people realize.

Georgia uses a Security Deed, which means you actually transfer legal title to your lender as security for the loan. They hold it until the loan is paid off. Most other states work differently: you keep title, and the bank holds a lien.

This also means Georgia is a non-judicial foreclosure state. If you fall behind, a lender can foreclose without going to court and faster than most buyers expect.

Understanding what you are signing at the closing table is exactly what we are here for.
Questions before closing day? Call The Law Office of R.W. Bross, P.C. at 706-534-2776. Serving Dawsonville and all of North Georgia.

If you are buying property from someone who is not a U.S. citizen or resident, federal law requires withholding a portio...
05/27/2026

If you are buying property from someone who is not a U.S. citizen or resident, federal law requires withholding a portion of the purchase price at closing.

FIRPTA -- the Foreign Investment in Real Property Tax Act -- requires the buyer to withhold 15 percent of the gross sales price in most transactions and remit it to the IRS.

This is not a penalty. It is an advance payment toward any capital gains tax the foreign seller may owe.

Exemptions do exist. If the purchase price is $300,000 or less and you intend to use the property as your primary residence, withholding may not be required. Other exemptions and reduced rates may apply.

As the buyer, you are responsible for ensuring proper withholding. If it is not done correctly, the liability falls on you.

Our office identifies FIRPTA issues during the closing process and works with you and the seller to handle withholding properly.

706-534-2776

Today we pause.Memorial Day is not about sales or long weekends. It is about the men and women who gave everything so th...
05/25/2026

Today we pause.

Memorial Day is not about sales or long weekends. It is about the men and women who gave everything so the rest of us could keep building, keep growing, keep living.

From myself and our entire team at The Law Office of R.W. Bross, P.C., thank you to every veteran, every Gold Star family, and every community that carries the weight of that sacrifice.

We are grateful. We remember.

The Law Office of R.W. Bross, P.C. | Dawsonville, Georgia | 706-534-2776

June, July, and August are among the busiest closing months in North Georgia. If you are buying or selling this summer, ...
05/20/2026

June, July, and August are among the busiest closing months in North Georgia. If you are buying or selling this summer, here is how to set yourself up for a smooth closing.

Start early. Contact your lender before you start shopping. Get pre-approved, not just pre-qualified. Know your numbers.

Plan for high volume. Title companies and closing offices are busy in summer. Reach out to schedule your closing as soon as you go under contract. Do not wait until week three.

Wire funds early. Do not wire money the morning of closing. Wire 24 to 48 hours in advance to ensure funds are received and confirmed before you sit down at the table.

Communicate changes immediately. If your lender requests new documents, get them in fast. Delays compound quickly during peak season.

Our office is ready for summer. Are you?

706-534-2776 | Serving Dawsonville and all of North Georgia

What happens if my closing is delayed?Delays happen. Here is what you need to know.Common causes of closing delays: The ...
05/18/2026

What happens if my closing is delayed?

Delays happen. Here is what you need to know.

Common causes of closing delays: The lender needs additional documentation. A title issue is discovered that requires resolution. The appraisal comes in lower than expected. A walkthrough reveals a repair dispute. Wired funds are not received in time.

What our office does when a delay occurs: We communicate immediately with all parties. We work to resolve any title issues as quickly as possible. We coordinate with your lender and real estate agent to reschedule and protect the transaction.

What you should know: Your purchase contract has a closing date, and missing it can have legal consequences depending on the contract terms. If a delay seems possible, early communication with all parties is essential.

Our job is to keep your closing on track. If something comes up, we address it head-on.

706-534-2776

05/15/2026

Before you wire money to close on your house... watch this.

Wire fraud is real, and it is targeting buyers right here in North Georgia.

Here is how it works: a criminal hacks into an email thread, sends you fake wiring instructions, and your down payment disappears into their account. Gone. No way to get it back.

Here is what you do instead:

Call our office directly using the number from our website. NOT from an email. NOT from a text.

Verify every single digit of those wiring instructions BY VOICE before you send one dollar.

If anything changes last minute, like a new account number or routing number, STOP. Call us immediately.

We will NEVER send you wiring instructions and ask you to act without calling first.

Save this number right now. Screenshot it. Write it down.

706-534-2776
The Law Office of R.W. Bross, P.C.
Real Estate Closings | Dawsonville, GA

UNDERSTANDING YOUR DEED: WHAT YOU ARE ACTUALLY RECEIVING AT CLOSINGAfter closing, you will receive a recorded deed in th...
05/13/2026

UNDERSTANDING YOUR DEED: WHAT YOU ARE ACTUALLY RECEIVING AT CLOSING

After closing, you will receive a recorded deed in the mail. Here is what it actually says and why each part matters.

Grantor and Grantee: The seller transferring ownership is the grantor and the buyer is grantee

Legal Description: The official description of the property by metes and bounds or recorded plat reference. This identifies the property - not the street address or the tax parcel number.

Consideration: The purchase price or a nominal amount stated for recording purposes.

Warranty Covenants: In a Limited Warranty Deed, the seller guarantees clear title going back through the entire chain of ownership. This is the standard deed form used in a Georgia purchase transaction.

Recording Information: Stamps showing it was filed with the county clerk. This is puts the world on notice of your ownership in the property described by the legal description.

Keep a copy of your deed with your important documents.
706-534-2776 | Serving all of North Georgia

UNDERSTANDING YOUR DEED: WHAT YOU ARE ACTUALLY RECEIVING AT CLOSINGAfter closing, you will receive a recorded deed in th...
05/11/2026

UNDERSTANDING YOUR DEED: WHAT YOU ARE ACTUALLY RECEIVING AT CLOSING

After closing, you will receive a recorded deed in the mail. Here is what it actually says and why each part matters.

Grantor and Grantee: The seller transferring ownership is the grantor and the buyer is grantee

Legal Description: The official description of the property by metes and bounds or recorded plat reference. This identifies the property - not the street address or the tax parcel number.

Consideration: The purchase price or a nominal amount stated for recording purposes.

Warranty Covenants: In a Limited Warranty Deed, the seller guarantees clear title going back through the entire chain of ownership. This is the standard deed form used in a Georgia purchase transaction.

Address

200 Old Dawson Village Road, STE 120
Dawsonville, GA
30534

Opening Hours

Monday 8:30am - 5pm
Tuesday 8:30am - 5pm
Wednesday 8:30am - 5pm
Thursday 8:30am - 5pm
Friday 8:30am - 5pm

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