Your Exchange Needs a Qualified Title Company

A 1031 exchange has two real estate closings and one Qualified Intermediary. Southern Title handles both Louisiana closings; our sister company Southern Exchange Services handles the QI role.

Both Sides of the Exchange

45/180-Day Coordination

Integrated QI Through SES

Southern Title's Role in a 1031 Exchange

The QI holds the money. We handle the deeds, the recording, and the choreography between the two closings.

Close the relinquished property — proceeds routed directly to the Qualified Intermediary, never the seller (a hard IRS requirement).
Coordinate with your QI on closing instructions, settlement statement language, and disbursement timing.
Close the replacement property — pulling funds from the QI per the exchange agreement and ensuring the deed vests properly.
Verify entity matching between relinquished and replacement sides (a common 1031 failure point).
Coordinate parish recording timing so the 45/180-day clocks aren't accidentally tripped.

The 45/180-Day Clocks

Two deadlines run concurrently from the relinquished closing date. Miss either and the exchange fails.

45-Day Identification Period

From the day the relinquished property closes, you have 45 calendar days to formally identify replacement property candidates to your QI in writing. Most exchangers use the 3-property rule, but the 200%-of-value rule and 95% rule are available for larger portfolios.

180-Day Exchange Period

From the same start date, you have 180 calendar days to close on one of the identified replacement properties. The 180 days runs concurrently with the 45 — it is not 45 + 180. If you blow either deadline, the exchange fails and gains become taxable.

This is educational only. For exchange-specific deadline tracking, identification forms, and IRS compliance, your Qualified Intermediary is the authoritative party.

Sister Company — Qualified Intermediary

Southern Exchange Services Handles the QI Side

A 1031 exchange requires a Qualified Intermediary — by IRS rule, not your CPA, not your attorney, and not the title company closing the transaction. Our sister company Southern Exchange Services provides QI services and exchange coordination throughout Louisiana and the Gulf South. One family, two companies, one seamless exchange.

Visit southernexchangeservices.com

Open a Title Order for Your Exchange

Whether you're closing the relinquished property or the replacement, open a title file with us and we'll coordinate directly with your QI from day one.

Open a Title Order

Questions About Your Exchange Closing?

Call us. We've handled 1031 closings on both sides for decades.