MikeA legal AI workspace for real estate firms
Real estate firms use Mike to read title commitments, surveys, leases and purchase contracts together, flag where they conflict, and draft objection letters and closing documents. Every finding cites the page it came from, so an attorney can verify it against the record before the deadline passes.
Updated
Attorney: Which exceptions in the title commitment are not permitted by the purchase agreement? Draft the objection letter.
Mike: Two exceptions are not permitted. The commitment lists a 1998 access easement and a utility right of way [1], but the agreement permits only matters shown on the survey [2], and the survey notes show no easement along the north boundary [3]. I drafted an objection letter covering both items.
- [1] Title commitment, Schedule B, p. 6
- [2] Purchase and sale agreement, § 5.2, p. 9
- [3] Survey notes, p. 1
Mike created Alder Street title objection.docx.
Example matter. Names and documents are fictional.
A real estate closing runs on short deadlines and long documents. The title commitment lists exceptions, the contract says which ones are permitted, the survey shows what is on the ground, and the leases show who is in possession. Mike lines these up, shows you what does not match, and drafts the letter that raises it.
Cuanto Labs sets Mike up against your deal folders, loads your contract, deed, lease and closing checklist forms, and writes the title review workflow with your senior paralegal. Transaction files stay inside your firm's own installation.
What Mike does for your practice
- Title and survey review
- Mike reads the title commitment and the recorded documents behind each exception, then compares them to the survey notes. It lists every exception with its recording reference and tells you which ones the contract does not already permit.
- Title objection letters
- From the review, Mike drafts the objection letter in your firm's format, naming each unacceptable exception and the contract section that gives your client the right to object. The draft is a Word document the attorney edits before it goes out.
- Lease abstracting
- Tabular Review pulls rent, term, renewal options, assignment rights, exclusives and notice addresses from every lease in a property file into one table. Buyers and lenders get the rent roll support they ask for with each cell tied to a lease page.
- Estoppel and SNDA comparison
- Mike compares each tenant estoppel certificate to its lease and flags differences in rent, deposits, defaults or term, so inconsistencies surface before closing and not after.
- Closing checklists and documents
- Mike builds a checklist from the signed contract, tracks which deliverables are in the file, and drafts deeds, assignments, bills of sale and closing statements from your forms using the facts in the deal folder.
- Real estate research
- Mike searches published case law on questions such as easement scope, restrictive covenants or remedies for a failed closing, and reads the opinions before summarizing them. Case citations are checked against CourtListener before they appear in an answer.
How we set it up for your firm
- Contract, deed and closing forms
- We load your purchase contract forms, deeds, lease forms and closing checklists, so drafts follow your structure, your defined terms and your jurisdiction's conventions.
- Title review workflow
- We build a saved workflow that walks Mike through a commitment the way your senior paralegal does, so every deal gets the same exception-by-exception review.
- Lease abstract template
- We set up a Tabular Review template with the fields your clients and lenders ask for, in the column order your team already uses.
- Estoppel comparison set
- We save a comparison of each tenant estoppel against its lease, with rent, deposit, default and term fields side by side.
- Deliverables checklist from the contract
- We build the checklist template Mike fills from a signed contract, listing each deliverable and the date the contract gives for it.
Questions attorneys ask
Can Mike read recorded documents and plats?
Mike reads the documents you put in the matter folder, including scanned plats and recorded instruments once they have been through text recognition, which we set up for your installation. Poor scans and hand-drawn maps may not read cleanly, and Mike says so instead of guessing, so those pages can go to a person.
Does Mike know the recording rules in my state?
Not as built-in knowledge. Statutes and recording requirements come from sources your firm subscribes to, connected during setup, and published case law is searched through CourtListener. County practices, recording requirements and deadlines remain the attorney's responsibility, and each answer links to the document it drew on so you can read the text yourself.
Can Mike tell which title exceptions the contract permits?
Mike reads the contract's permitted exceptions clause and the commitment's schedule of exceptions, and lists each exception as permitted, not permitted or unclear, with the recording reference and the clause. The unclear ones are the attorney's call. The result feeds the objection letter, which you edit as a Word document before sending it within the contract's objection period.
Can it help with commercial leasing as well as sales?
Yes. Lease abstracting is one of the most common uses. Mike reads each lease, including amendments, and fills one row per tenant with the term, rent, options and restrictions. It can also compare a proposed lease to your form and mark the differences with tracked changes. Amendments, side letters and rent schedules are read together, so the table reflects the lease as it currently stands.
Will it draft the closing documents?
Mike drafts deeds, assignments, bills of sale, certificates and closing statements from your firm's forms, using facts from the contract and the deal folder, and delivers them as Word files. An attorney reviews each document before signature, and legal descriptions should always be checked against the source. Exhibits and legal descriptions in particular should be compared against the recorded source before anything is signed.
Can Mike compare a tenant estoppel with the lease?
Load the estoppel certificate and the lease with its amendments, and Mike lists differences in rent, deposit, term, defaults and options, each with a page on both sides. A difference may be an error in the estoppel or an unrecorded amendment, and the attorney works out which. Mike flags mismatches and does not resolve them.
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Bring Mike to your firm.
Book a 30-minute call. Tell us about your practice and the systems your documents live in, and we'll come back with a setup plan for your firm.
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