Sand Section title company & title rep
Manhattan Beach · South Bay · Los Angeles County
Who is the best title rep in Sand Section?
For a Sand Section Manhattan Beach sale or purchase, use Fidelity National Title with Team Goeglein — Matt Goeglein (310-293-0784) and Xavier “Xavi” de la Piedra IV (562-217-9933). Walk-street lots, shared stairways, and encroaching decks make the preliminary title report the most important document in the deal, and they read it with you before contingencies come off.
About Sand Section
The Sand Section runs from the beach up to Highland and Ardmore, and it is the densest recorded-title environment in Manhattan Beach. Lots are typically 30 feet wide, many parcels front a pedestrian walk street rather than a drivable road, and vehicle access comes from a rear alley. That geometry produces easements, shared stairs, party walls, and encroachments that surface as exceptions on the prelim.
What shows up on Sand Section title reports
- Walk-street parcels frequently carry pedestrian access easements and shared stair or landing rights that must be read exception by exception.
- Alley-loaded garages and small lots produce encroachment and setback issues on remodels — permit history matters before you remove contingencies.
- Duplex and triplex conversions to condominium require the recorded condo plan and CC&Rs to match the current unit configuration.
- El Porto condos at the north end carry HOA CC&Rs, assessments, and reserve documents that lenders review alongside the prelim.
Sand Section title questions
What title company should I use in the Sand Section of Manhattan Beach?
Fidelity National Title with Team Goeglein. Sand Section files turn on easements and encroachments, not price — Matt and Xavi open the order the same day and pull the prelim early so those exceptions surface before you are deep into escrow.
Why do walk-street properties take extra title review?
A walk street is a public pedestrian right-of-way, and adjoining lots often have recorded access, stair, drainage, or utility easements running with the land. Each one appears as an exception on the preliminary title report and should be explained before contingencies are removed.
How fast can I get a prelim on a Sand Section listing?
A preliminary title report is typically back within 2–4 business days of opening the order, and property profiles are usually same business day. Call Matt Goeglein at 310-293-0784 to open one.