TitleMind.AI Vara GIS - Mineral Title Intelligence

1. Log in — Enter your API key (tm_live_...) at the login gate or in Settings. Keys are provided by your TitleMind administrator.

2. Select a county — Use the dropdown in the top-right search bar. The map flies to the county and loads its survey polygons, conveyances, and wells.

3. Click a survey — Click any survey polygon on the map to open the sidebar with ownership details, conveyance history, linked documents, and wells.

4. Explore the timeline — Drag the timeline slider at the bottom to see how ownership evolved over time. Press Play to animate.

The toggle at top-left switches between two operating modes:

MI (Mineral Interest) — Oil & gas mineral title work. Shows survey polygons, wells, conveyance chains, and ownership fractions. This is the primary mode.

RE (Real Estate) — Multifamily / commercial real estate underwriting. Shows parcel boundaries, zoning, and property data overlays.

Search bar (top-right): Type a survey name, person name, or address. Results appear as you type and include survey matches, conveyance parties, and geocoded addresses.

Research Panel (click the + button): Opens the full research form with fields for county, party name, legal description, and address. Toggle data sources:

• vara-db — Internal database (always on)
• RRC Wells — Texas Railroad Commission well data + HBP status
• PublicSearch — County clerk deed index (47 TX counties)
• DataTree — First American property records + chain of title

Results populate the sidebar tabs: Deeds, Wells, Chain, Report, and Team.

Click any survey polygon to open the right sidebar with three tabs:

Details — Survey name, abstract number, acreage, and grantee. Below that, a scrollable list of all conveyances (deeds, leases, easements) with grantor/grantee, date, interest type, and coverage percentage. Click any conveyance to highlight its polygon on the map.

Chain — Chain of title analysis results.

Findings — Title examination findings (critical, warning, info) with status filters. Findings flag issues like unreleased liens, broken chains, or missing documents.

Wells panel — When a survey has wells, a wells section appears showing well name, operator, status (active/shut-in/plugged), and production data.

Estate Layers — Strip map showing vertical cross-section of the mineral estate (surface, mineral, royalty, working interest, encumbrances).

Export CSV — Export the conveyance list as a runsheet CSV from the sort dropdown area.

Upload (toolbar upload button): Opens a modal where you can drag-and-drop or browse for PDF, PNG, or JPEG files. Choose the document flow:

• Deed — AI extraction via Gemini. Automatically parses grantor, grantee, legal description, interest type, date, and volume/page.
• Supporting — Store and tag only (maps, plats, correspondence).

Set the county, optionally select document type, and link to a specific survey or tract. Batch upload is supported (100 MB limit).

Library (toolbar folder button): Browse all documents with filters by type, county, and processing status (uploaded, extracted, parsed, linked, failed). Click any document to preview.

The timeline bar at the bottom shows the date range of conveyances for the selected survey. Drag the slider to filter the map to show only conveyances recorded before that date — watch ownership evolve over time.

Play button — Animates through the timeline automatically.

Sparkline — The thin chart behind the slider shows conveyance density over time.

Interest type toggles (above timeline) — Filter displayed conveyances by type: Surface, Mineral, Working, Royalty, Encumbrance, or Non-Ownership. Click to toggle each on/off.

Click the Layers button to open the layer panel. Sections include:

Well Types — Toggle visibility of Active Oil, Active Gas, Shut-in, Inactive, and Plugged wells individually.

Topology — Survey boundaries, labels, conveyance polygons, well labels, and well trajectories.

Overlays — FEMA Flood Zones, Topography, Roads & Labels, Pipelines (OSM), EIA Pipelines, Transmission Lines, Railroads, Earthquakes (USGS live), TX GLO School Fund Lands, and Wetlands (NWI).

CAD Parcels — When a county has parcel data, a CAD Parcels toggle appears.

Economics Heatmap — Color surveys by metric: Ownership Density, Mineral Value, PV10/PV20, EUR, Avg IP, or 12-month oil production.

Click VARAGENT (bottom-left) to open the AI chat drawer. VarAgent is a context-aware assistant that can:

• Answer questions about surveys, ownership, and mineral interests on the current map
• Run title searches and research queries
• Analyze uploaded documents
• Generate runsheets and reports
• Execute multi-step workflows (scrape, extract, parse, chain)

Attach files — Click the paperclip icon to attach PDFs or images directly to your chat message. VarAgent can read and analyze them inline.

Camera — Use the camera button to photograph physical documents for instant analysis.

Chat history persists across sessions. Long conversations are automatically managed.

DISCOVER (bottom-left, magnifying glass) — One-click random interest discovery. Asks VarAgent to find a new target geography with open mineral interests. Quota: 1 free search per week; contact [email protected] for more.

CARVEOUTS (bottom-left, document icon) — Generated reports panel. Shows all reports and exports created during your session. Click any carveout to view or download. Badge shows count of available reports.

The Wave Manager runs the full document ingestion pipeline for a county. Access via the wave icon or from VarAgent. The 6-step pipeline:

1. Scrape Documents — Fetch document images from county clerk (PublicSearch)
2. Extract Text — OCR/AI extraction via Gemini Vision
3. Parse Geometry — Convert legal descriptions to GeoJSON polygons
4. Resolve Surveys — Match to OTLS survey boundaries
5. Chase References — Follow cross-references to related documents
6. Chain of Title — Build link-by-link ownership chains

Run steps individually or click Run Full Pipeline to execute all steps in sequence. The activity log shows real-time progress.

Click the clipboard button in the toolbar to manage title examination orders.

Create an order: Click + New Order, fill in client name, county, order type (Mineral Runsheet, Full Title Search, Current Owner, UCR Scan, Chain of Title, Heirship Determination, Lease Check, or Custom), priority, legal description, due date, and fee.

Order types:

• Mineral Runsheet — Current mineral ownership for a survey/tract
• Full Title Search — Complete chain from sovereignty to present
• UCR Scan — Unclaimed royalty screening against state databases
• Heirship Determination — Heir tracing for fractional interests
• Lease Check — Active lease/HBP status verification

The dashboard shows order counts by status. Click any order to view details and link to deliverables.

Generate client-ready title packages from completed research. Access from Title Orders or the deliverables section in Settings.

Templates: Standard Runsheet, Full Title Package, Executive Summary, or Custom.

Sections (toggle on/off): Chain of Title, Division of Interest, Wells & Production, DOTO Schedule, Encumbrances, Findings, UCR Leads, Document Index.

Branding: Set company name, preparer, accent color, and footer text.

Formatting: Choose date format, name format (LASTNAME FIRST MI is industry standard), decimal places for interests, and document reference style (Vol/Pg or Doc#).

Export formats: PDF (print), XLSX, CSV, Markdown, or Share Link.

Click Generate Preview to see the deliverable in the preview pane before exporting.

The bottom panel provides tabbed views of your research data. Drag the top edge to resize. Tabs:

Elevation layer — Click the mountain icon to overlay color-coded elevation data. A slider appears to adjust opacity. Hover over the map to see elevation readout (meters and feet) in the bottom-left.

3D Terrain — Once elevation is active, the 3D cube button enables terrain extrusion. Use Ctrl + right-click + drag to pitch the camera and view terrain in 3D. Combine with satellite imagery for photorealistic terrain views.

Click the chain link icon in the toolbar to open the Tract Chain panel. This panel provides a detailed, link-by-link view of the chain of title for a selected tract.

Each link shows the instrument (deed, lease, etc.), grantor and grantee, date, recording reference, interest conveyed, and any exceptions or reservations. Links are connected to show the succession of ownership from the original patent to the current owner.

The M&B (Metes & Bounds) Placer lets you position parsed legal description polygons on the map. Select a county to load available M&B polygons, then click one to place it.

Use the placement toolbar to rotate (0-360°), scale (50-200%), flip horizontally/vertically, or reset position. Click the checkmark to confirm placement or X to cancel.

Connect your Google account in Settings to enable:

• Sheets — Export runsheets directly to Google Sheets
• Drive — Import deeds and documents from Google Drive
• Docs — Generate title reports as Google Docs
• Gmail — Send reports and deliverables via email

You can also use Google as an alternate login method after linking.

When a survey is selected, the sidebar's Research tab includes a Team sub-tab with:

Activity feed — See what other team members are researching in real time. Actions like searches, document uploads, and chain completions appear here.

Threads — Start discussion threads about specific surveys, tracts, or title issues. Reply to existing threads to coordinate with your team.

For API key requests, quota increases, or technical support:

Email: [email protected]

For urgent title work issues, contact your TitleMind administrator directly.