SOLD SOLD SOLD Shady River Home Houston up for Bids

COMMITMENT FOR TITLE INSURANCE T-7 ISSUED BY TITLE RESOURCES GUARANTY COMPANY SCHEDULE A Effective Date: September 29, 2019, 08:00 am GF No. 1941175-SRDF Commitment No. _______________________, issued October 3, 2019, 08:00 am 1. The policy or policies to be issued are: a. OWNER’S POLICY OF TITLE INSURANCE (Form T-1) (Not applicable for improved one-to-four family residential real estate) Policy Amount: PROPOSED INSURED: b. TEXAS RESIDENTIAL OWNER’S POLICY OF TITLE INSURANCE ONE-TO-FOUR FAMILY RESIDENCES (Form T-1R) Policy Amount: PROPOSED INSURED: TBD c. LOAN POLICY OF TITLE INSURANCE (Form T-2) Policy Amount: PROPOSED INSURED: Proposed Borrower: TBD d. TEXAS SHORT FORM RESIDENTIAL LOAN POLICY OF TITLE INSURANCE (Form T-2R) Policy Amount: PROPOSED INSURED: Proposed Borrower: e. LOAN TITLE POLICY BINDER ON INTERIM CONSTRUCTION LOAN (Form T-13) Binder Amount: PROPOSED INSURED: Proposed Borrower: f. OTHER Policy Amount: PROPOSED INSURED: 2. The interest in the land covered by this Commitment is: Fee Simple 3. Record title to the land on the Effective Date appears to be vested in: Michael Miggins and Abigail Miggins 4. Legal description of land: Lot 16, Block 36, WALNUT BEND SECTION 9 REPLAT, according to the map or plat thereof, recorded in Volume 138, Page 20, Map Records, Harris County, Texas. FORM T-7: Commitment for Title Insurance Page 1 SCHEDULE B EXCEPTIONS FROM COVERAGE In addition to the Exclusions and Conditions and Stipulations, your Policy will not cover loss, costs, attorney’s fees, and expenses resulting from: 1. The following restrictive covenants of record itemized below (We must either insert specific recording data or delete this exception): Volume 138, Page 20, Map Records and Volume 6402, Page 156 and Volume 6402, Page 159, Deed Records and Clerk’s File No. 20120266461, RP-2019-67293, RP-2019-375187, RP-2019-390223, Official Public Records, Harris County, Texas, but omitting any covenant or restriction based on race, color, religion, sex, disability, handicap, familial status or national origin. 2. Any discrepancies, conflicts, or shortages in area or boundary lines, or any encroachments or protrusions, or any overlapping of improvements. 3. Homestead or community property or survivorship rights, if any of any spouse of any insured. (Applies to the Owner’s Policy only.) 4. Any titles or rights asserted by anyone, including, but not limited to, persons, the public, corporations, governments or other entities, a. to tidelands, or lands comprising the shores or beds of navigable or perennial rivers and streams, lakes, bays, gulfs or oceans, or b. to lands beyond the line of the harbor or bulkhead lines as established or changed by any government, or c. to filled-in lands, or artificial islands, or d. to statutory water rights, including riparian rights, or e. to the area extending from the line of mean low tide to the line of vegetation, or the rights of access to that area or easement along and across that area. (Applies to the Owner’s Policy only.) 5. Standby fees, taxes and assessments by any taxing authority for the year 2019, and subsequent years; and subsequent taxes and assessments by any taxing authority for prior years due to change in land usage or ownership, but not those taxes or assessments for prior years because of an exemption granted to a previous owner of the property under Section 11.13, Texas Tax Code, or because of improvements not assessed for a previous tax year. (If Texas Short Form Residential Loan Policy of Title Insurance (T-2R) is issued, that policy will substitute “which become due and payable subsequent to Date of Policy” in lieu of “for the year _____ and subsequent years.”) 6. The terms and conditions of the documents creating your interest in the land. 7. Materials furnished or labor performed in connection with planned construction before signing and delivering the lien document described in Schedule A, if the land is part of the homestead of the owner. (Applies to the Loan Title Policy Binder on Interim Construction Loan only, and may be deleted if satisfactory evidence is furnished to us before a binder is issued.) 8. Liens and leases that affect the title to the land, but that are subordinate to the lien of the insured mortgage. (Applies to Loan Policy (T-2) only.) 9. The Exceptions from Coverage and Express Insurance in Schedule B of the Texas Short Form Residential Loan Policy of Title Insurance (T-2R). (Applies to Texas Short Form Residential Loan Policy of Title Insurance (T-2R) only.) Separate exceptions 1 through 8 of this Schedule B do not apply to the Texas Short Form Residential Loan Policy of Title Insurance (T-2R). FORM T-7: Commitment for Title Insurance Page 2 Continuation of Schedule B GF No. 1941175-SRDF 10. The following matters and all terms of the documents creating or offering evidence of the matters (We must insert matters or delete this exception.): a. Rights of parties in possession. (Owner Title Policy) b. Any and all visible and/or apparent easements located on, over or across subject property. c. Any encroachment, encumbrance, violation, variation or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the land. d. Rights of tenants, as tenants only, under any and all unrecorded leases or rental agreements. (NOTE: This item can be deleted upon receipt of an Affidavit executed by the seller evidencing there are not any outstanding leases or rental agreements. If the Affidavit reveals unrecorded outstanding leases or rental agreements the exception may be modified to make specific exception to those matters.) e. Building setback line of 25 feet along the front property line as shown on the recorded plat and dedication set out in Schedule A hereof. f. Building setback lines as set forth in instrument recorded in Volume 6402, Page 159, Deed Records, Harris County, Texas. g. Easement as shown and stated on the plat and dedication set out in Schedule A hereof: Purpose: utility Location: 5 feet along the rear property line together with an unobstructed aerial easement 5 feet wide from a plane 20 feet above the ground level upward, located adjacent to the utility easement h. Terms, conditions, building setback lines, easements, provisions, restrictions, reservations and other matters: Recorded: Volume 6402, Page 159, Deed Records, Harris County, Texas. Document: Restrictions i. Maintenance charges and/or assessments secured by a lien as set out in instrument(s) recorded in Volume 6402, Page 156 and Volume 6402, Page 159, Real Property Records, Harris County, Texas and as amended, supplemented, re-filed or re-stated. (NOTE TO CLOSER: The instrument does not include subordination language.) j. Notice Regarding: Property Owners’ Association Management Certificate Recorded: Clerk’s File No. 20130508666, Official Public Records, Harris County, Texas. k. The subject property is located within the City of Houston or within its extra territorial jurisdiction (within 5 miles of the city limits but outside another municipality) and is subject to the terms, conditions and provisions of the City of Houston Ordinance No. 85-1878, pertaining to among other things, the platting and replatting of real property and to the establishment of building lines (25 feet along major thoroughfares and 10 feet along other streets). A certified copy of said ordinance was filed for record on August 1, 1991, in Clerk’s File No. N253886, Official Public Records, Harris County, Texas. l. Terms, conditions and provisions of that Ordinance No. 89-1312 of the City of Houston, a certified copy of which is recorded in Clerk’s File No. M337573, Official Public Records, Harris County, Texas, which provides that sellers advise purchasers of the restrictions outstanding against the FORM T-7: Commitment for Title Insurance Page 3 Continuation of Schedule B GF No. 1941175-SRDF purchase property. m. All leases, grants, exceptions or reservation of coal, lignite, oil, gas and other mineral, together with all rights, privileges, and immunities relating thereto appearing in the public records whether listed in Schedule B or not. There may be leases, grants, exceptions or reservations of mineral interest that are not listed. FORM T-7: Commitment for Title Insurance Page 4 SCHEDULE C Your Policy will not cover loss, costs, attorneys’ fees, and expenses resulting from the following requirements that will appear as Exceptions in Schedule B of the Policy, unless you dispose of these matters to our satisfaction, before the date the Policy is issued: 1. Documents creating your title or interest must be approved by us and must be signed, notarized and filed for record. 2. Satisfactory evidence must be provided that: a. no person occupying the land claims any interest in that land against the persons named in paragraph 3 of Schedule A, b. all standby fees, taxes, assessments and charges against the property have been paid, c. all improvements or repairs to the property are completed and accepted by the owner, and that all contractors, sub-contractors, laborers and suppliers have been fully paid, and that no mechanic’s, laborer’s or materialmen’s liens have attached to the property, d. there is legal right of access to and from the land, e. (on a Loan Policy only) restrictions have not been and will not be violated that affect the validity and priority of the insured mortgage. 3. You must pay the seller or borrower the agreed amount for your property or interest. 4. Any defect, lien or other matter that may affect title to the land or interest insured, that arises or is filed after the effective date of this Commitment. 5. Deed of Trust to secure a Note: Recorded: Clerk’s File No. RP-2017-259941, Official Public Records, Harris County, Texas Grantor: Michael Miggins and spouse, Abigail Miggins Trustee: Bill G. Brewer or Jim Neuhoff Beneficiary: Mortgage Electronic Registration Systems, Inc. (MERS) acting solely as nominee for Benchmark Bank Amount: $693,000.00 Dated: 6/7/2017 Said lien having been assigned to JPMorgan Chase Bank, N.A. by Assignment: Recorded: Clerk’s File No. RP-2018-25841, Official Public Records, Harris County, Texas. Dated: 1/17/2018 6. Deed of Trust to secure a Note: Recorded: Clerk’s File No. RP-2017-465110, Official Public Records, Harris County, Texas Grantor: Michael S. Miggins and Abigail Miggins Trustee: Andrew F. Baka Beneficiary: U.S. Small Business Administration Amount: $199,800.00 Dated: 10/1/2017 7. Company requires payment in full of any and all assessments due and payable to the prevailing homeowners or maintenance association. (Note to Closer: If the proposed lender is requesting the T-19 Restrictions, Encroachments and Minerals Endorsement, please review the Schedule B FORM T-7: Commitment for Title Insurance Page 5 Continuation of Schedule C GF No. 1941175-SRDF assessment lien exception to confirm the lien securing HOA assessments is subordinate to the mortgage to be insured herein, and if not subordinate OBTAIN A SUBORDINATION) 8. Please furnish the names of the parties to be insured herein. Upon receipt of said names, additional requirements may be made. 9. Company reserves the right to make additional exceptions and/or requirements upon review of a survey acceptable to underwriting practices of this company, up to and including the issuance of the Policy. 10. Payment of any and all ad valorem taxes which may be due and payable on the subject property. 11. Company requires Owner, Seller and/or Borrower to complete an Affidavit of Debts and Liens prior to the issuance of the Title Insurance Policy. 12. Company must be furnished with a properly executed Waiver of Inspection signed by the Purchaser. 13. Good Funds in an amount equal to all disbursements must be received and deposited before any funds may be disbursed. Partial disbursements prior to the receipt and deposit of good funds are not permitted. Good Funds means cash, wire transfer, certified checks, cashier’s checks and teller checks. Company reserves the right to require wired transfer of funds in accordance with Procedural Rule P-27 where immediate disbursement is requested. 14. ARBITRATION: The Owner Policy of Title Insurance (Form T-1) and the Loan Policy of Title Insurance (Form T-2) contain an arbitration provision. It allows the Insured or the Company to require arbitration if the amount of insurance is $2,000,000 or less. If the insured wants to retain the right to sue the Company in case of a dispute over a claim, the Insured must request deletion of the arbitration provision before the Policy is issued. The Insured may do this by signing the Deletion of Arbitration Provision form and returning it to the Company at or before the closing of the real estate transaction or by writing to the Company. {The Arbitration Provision may not be deleted on the Texas Residential Owner Policy of Title Insurance (Form T-1R).} 15. NOTICE: Title Company is unwilling to issue the Title Policy without the general mineral exception(s) set out in Schedule B hereof pursuant to Procedural Rule P-5.1. Optional endorsements (T19.2 and T19.3) insuring certain risks involving minerals, and the use of improvements (excluding lawns, shrubbery and trees) and permanent buildings may be available for purchase upon request of the Proposed Insured. Neither this Policy, nor the optional endorsements, insure that the purchaser has title to the mineral rights related to the surface estate. The promulgated cost for said endorsement is $50 per policy. 16. The subject property lies within or near the City Limits of Houston. At or prior to closing, Seller is to furnish to Purchaser a properly executed and acknowledged Notice of Restrictions in compliance with the City of Houston Ordinance No. 89-1312, County Clerk’s File No. M337573, which is to state: (a) The existence of the restrictions and include the recording reference to each instrument containing restrictions, by Volume and Page, Clerk’s File Number or Film Code; (b) The right of the City of Houston to enforce these restrictions; and, (c) The legal description of the property and it’s street address. The Notice is to be signed and acknowledged by the Purchaser also and is to be filed for record. 17. NOTICE: This Title Commitment contains information that has been derived from an index and records maintained by Austin Data, Inc., Georgetown Data, Inc. or Title Data, Inc. A Memorandum is attached hereto outlining the terms of the Joint Plant Agreements related to the subject FORM T-7: Commitment for Title Insurance Page 6 Continuation of Schedule C GF No. 1941175-SRDF transaction. Prior to closing the subject transaction and signing the documents, the Escrow Officer should review this matter to confirm the closing is being handled in compliance with the Joint Plant Agreement and does not violate any “business presence” restrictions. (Applicable to property in Travis, Williamson, Harris, Chambers, Brazoria, Fort Bend, Galveston, Jefferson, Montgomery, Liberty, and Waller Counties.) 18. NOTICE: Pursuant to Procedural Rule P-71, Company may, upon request and if a licensed Agent in the County, issue a T-53 Texas Residential Limited Coverage Chain of Title Policy covering a period of 60 months, showing the following documents filed in the Official Public Records: 20150517640 Countersigned Independence Title By FORM T-7: Commitment for Title Insurance Page 7 COMMITMENT FOR TITLE INSURANCE SCHEDULE D GF No. 1941175-SRDF Effective Date: September 29, 2019, 08:00 am Pursuant to the requirements of Rule P-21, Basic Manual of Rules, Rates and Forms for the writing of Title Insurance in the State of Texas, the following disclosures are made: 1. The following individuals are directors and/or officers, as indicated, of the Title Insurance Company issuing this Commitment Title Resources Guaranty Company, is a corporation whose shareholders owning or controlling, directly or indirectly, 10% or more of said corporation, directors, and officers are listed below: Shareholders: Title Resources Incorporated, which is owned 100% by Title Resource Group LLC. Directors: Donald J. Casey; Michael P. Gozdan; Sriram Someshwara; J. Scott McCall; Thomas N. Rispoli; Donald W. Evans, Jr.; Marilyn J. Wasser Officers: J. Scott McCall-President/CEO, E. Paul McNutt, Jr-EVP, Jason Bragg-SVP; Michael P. Gozdan- Secretary, Anthony E. Hull-Treasurer 2. The following disclosures are made by the Title Insurance Agent Secured Land Transfers, LLC dba Independence Title issuing this commitment: (a) A listing of each shareholder, owner, partner, or other person having, owning or controlling one percent (1%) or more of the Title Insurance Agent that will receive a portion of the premium. TRG Maryland Holdings LLC (b) A listing of each shareholder, owner, partner, or other person having, owning or controlling 10 percent (10%) or more of an entity that has, owns or controls one percent (1%) or more of the Title Insurance Agent that will receive a portion of the premium. Title Resource Group LLC (c) If the Agent is a corporation: (i) the name of each director of the Title Insurance Agent, and (ii) the names of the President, the Executive or Senior Vice-President, the Secretary and the Treasurer of the Title Insurance Agent are as follows: Scott Storck, President; Donald J. Casey, Chief Executive Officer; Sriram Someshwara, Senior Vice President and Chief Financial Officer; Michael P. Gozdan, Senior Vice President and Secretary; Marilyn J. Wasser, Executive Vice President and Assistant Secretary; Donald W. Evans, Jr., Senior Vice President ; Robert Fitzpatrick, Senior Vice President; Lynette K. Gladdis, Senior Vice President and Assistant Secretary; Timothy B. Gustavson, Senior Vice President; Deborah Higgins, Senior Vice President; Thomas N. Rispoli, Senior Vice President and Assistant Secretary; Seth I. Truwit, Senior Vice President and Assistant Secretary; Walter Patrick Mullen, Senior Vice President; Brian Alan Pitman, Vice President; Jay Fitzgerald, Vice President. (d) The name of any person who is not a full-time employee of the Title Insurance Agent and who receives any portion of the title insurance premium for services performed on behalf of the Title Insurance Agent in connection with the issuance of a title insurance form; and, the amount of premium that any such person shall receive is disclosed in paragraph 3. (e) For purposes of this paragraph 2, “having, owning, or controlling” includes the right to receipt of a percentage of net income, gross income, or cash flow of the Agent or entity in the percentage stated in subparagraphs (a) or (b). FORM T-7: Commitment for Title Insurance Page 8 Continuation of Schedule D GF No. 1941175-SRDF 3. You are entitled to receive advance disclosure of settlement charges in connection with the proposed transaction to which this commitment relates. Upon your request, such disclosure will be made to you. Additionally, the name of any person, firm or corporation receiving a portion of the premium from the settlement of this transaction will be disclosed on the closing or settlement statement. You are further advised that the estimated title premium* is: Owner’s Policy $0.00 Loan Policy $0.00 Endorsement Charges $0.00 Other $0.00 Total $0.00 Of this total amount: 15% will be paid to the policy issuing Title Insurance Company: 85% will be retained by the issuing Title Insurance Agent; and the remainder of the estimated premium will be paid to other parties as follows: Amount To Whom For Services 70.00% Schultz & Kellar, PLLC Premium Split ” *The estimated premium is based upon information furnished to us as of the date of this Commitment for Title Insurance. Final determination of the amount of the premium will be made at closing in accordance with the Rules and Regulations adopted by the Commissioner of Insurance.” FORM T-7: Commitment for Title Insurance Page 9 Title Resources Guaranty Company Premium Amount 1 Rate Rules 2 Property Type 3 1 County Code 4 201 Liability at Reissue Rate 5 6 7 8