Welcome back to Episode 4 of Marissa on the Record! The Wisconsin Land Title Association (WLTA) Spring Convention is headed to Green Bay, Wisconsin (April 16-17), and I can’t think of a better guest to kick off convention season with. For this episode, I had the pleasure of chatting with our 2025-2026 WLTA President, Sarah Hedtke!
Last September at the annual WLTA convention, I was trying to find a seat for the banquet dinner & awards. There was a table up front with an open spot, so I took it. Turns out, I’d just sat down next to the incoming WLTA president. During the dinner ceremony, I got to chat with Sarah, and our friendship began. Sarah is a sweetheart and one of the most genuine people I’ve met. I recently asked her for a personal favor, and she didn’t just say yes. She sent me a complete list of resources to help me out. Who even does that?!
By day, Sarah works as In-House Counsel for both Gowey Abstract & Title Company, Inc., and their subsidiary Town n’ Country Title. Somehow, she also manages to attend all WLTA meetings and events and has a knack for connecting with association members. Stick around to read about Sarah’s career path, why she’s all-in on association involvement, and a few fun facts you definitely won’t hear anywhere else.
Sarah Hedtke, In-House Counsel
Gowey Abstract & Title Company, Inc. & Town n’ Country Title
President, Wisconsin Land Title Association (2025-2026)
- Would you describe your role as “in-house counsel” and what your typical day looks like?
I see it as being the ultimate advocate for the company. I leverage my legal expertise to advise leadership and protect our long-term health, ensuring we operate with integrity and resilience.
From your perspective, what does “real property due diligence done right” actually look like in a real-world transaction?
Most Buyers and Sellers aren’t familiar with the complexities we navigate daily in the title industry. It’s our responsibility to provide the guidance they need to protect their interests and ensure a seamless closing experience.
- Why is due diligence (tax/judgment lien searches, etc) so foundational to the title industry, even when deals feel routine or straightforward?
Even in “routine” deals, Sellers are frequently unaware of their own encumbrances. A rigorous search is the only way to ensure the transfer of marketable title, free and clear of mortgages, liens, and other unwanted encumbrances.
- Where do you most often see real property due diligence undervalued or misunderstood by parties outside the title space?
Sellers often lose sight of what actually affects their property—which is fair, since they don’t live in the world of title every day. Since memories are fuzzy and real estate history can get messy fast, we lean on the “unsexy” essentials like title searches and closings to keep the chaos at bay. To an outsider, due diligence might look like just another bureaucratic hurdle, but it’s actually the ultimate shield, protecting everyone from expensive surprises and “ghosts” of the past!
- Do you have an example of a transaction to illustrate how real property due diligence was properly utilized to produce a positive outcome?
Proper due diligence often highlights the importance of cross-county docketing. In one transaction, a creditor successfully secured their interest by identifying and docketing judgments in every Wisconsin county where the debtor held assets. This diligence converted a ‘paper win’ into a secured position, directly resulting in a full payout upon the closing of a real estate transaction.
- How does thorough real property due diligence help mitigate legal risk for title companies, underwriters, and ultimately consumers?
In real estate, a Seller’s past shouldn’t become a Buyer’s problem. Thorough due diligence catches ‘hidden’ issues like old judgments or tax liens before they follow the new owner home. Even with the safety net of title insurance, nobody wants to spend months in legal limbo fixing a problem that should have been solved at the closing table.
- Have you seen situations where strong due diligence prevented litigation or claims before they ever materialized?
All the time. In the title industry, we’re essentially professional risk-detectors. We catch nuanced real estate issues early, break them down for our customers, and let them decide how to proceed—effectively neutralizing potential issues before they even has a chance to start.
- In today’s fast-paced environment, how do you balance the pressure for speed with the need for careful, defensible research?
The key is proactive client communication. While we strive to meet every deadline, I believe that rushing a high-stakes transaction creates more risk than reward. If a significant issue arises, we prioritize transparency—explaining the ‘why’ behind the delay and hitting the brakes to ensure the final result is accurate and airtight.
- How do things like fraud, complex ownership structures, or nontraditional filings raise the stakes for proper research?
It would be great if every deal only involved standard mortgages and simple liens, but real-world transactions are rarely that straightforward. While we’re pros at handling complex commercial structures and tricky easements, things like potential fraud, tangled ownership, or “off-the-beaten-path” filings are what really keep us on our toes. These wildcards significantly raise the stakes, which is why we go the extra mile with our research—ensuring your transaction is legitimate, safe, and ready to cross the finish line.
- As president of the Wisconsin Land Title Association, why is industry education and advocacy so important at the association level?
As President of the Wisconsin Land Title Association, I see firsthand how our community thrives when we connect—but our true impact lies in education and advocacy. While networking builds relationships, these two pillars protect our profession. Nothing is more vital than the high-level education we provide to keep our members ahead of the curve and the tireless advocacy we lead in Madison. If you value protecting customers from predatory financial agreements (MV Realty) or you appreciate tools like Remote Online Notarization, you’ve seen our work in action. We don’t just discuss the industry’s future; we actively shape the laws and standards that allow you to do your job effectively every day.
- What is the main issue in the industry you are working hard to combat, or would you like to shed more light on in your presidential position?
The most pressing challenge we face is the evolving landscape of industry fraud. I am committed to shifting our focus from reactive measures to proactive prevention, ensuring that security and transparency remain the cornerstones of our professional standards
- What role do collaboration and information-sharing play in strengthening public records due diligence practices across the industry?
Keeping up with the changes and sharing with industry partners is key. If you’re not intimately involved in the legislative process, how do you know the recent changes to such things as our TOD Statute or our Judgment Satisfaction Statute? Being involved in WLTA and connecting with your fellow industry professionals help you learn of these great things.
- For newer professionals entering the title industry, what advice would you give that you wish you’d been given?
Buckle up, because you’ve just stumbled into the best-kept secret in business! I wish someone had told me how addictive this industry is—it’s beautifully niche, totally unique, and filled with some of the best people you’ll ever meet. It’s a wild ride of weird title issues and daily puzzles, but if you stick with it, you’ll fall in love with the chaos just like I did.
- Outside of work hours, what does a day in your life look like?
Outside of work, I’m a big fan of the “slow life.” You’ll usually find me with a cup of coffee and a fantasy book in hand—I’m currently devouring Pierce Brown’s Red Rising series. My husband and I are also big on reading aloud to one another; it’s a fun way to revisit favorites like Harry Potter or Fablehaven. When we aren’t reading, we’re usually hiking through Northcentral Wisconsin with our Springer Spaniel, Chewie (yes, after the Wookiee). Even in the snow—actually, especially in the snow—we’re outside. I also spend a fair amount of time on the golf course; I’m not winning any tournaments yet, but I absolutely love the game.
- Who’s your favorite 90s/00s era band/musician and why?
Oof, that’s a tough one because I’m a total music junkie across every genre! But since I grew up in the 90s and 00s, that era will always have my heart. If I have to pick a favorite, it’s blink-182, hands down. I was a massive fan back in the day, and honestly? I 100% cried when they reunited and dropped One More Time. Seeing them back together just felt like a core childhood memory coming full circle.
- Which 5-star book, tv show, or movie do you recommend?
If I had to pick a perfect 5-star film (at least in my opinion!), it’s The Shawshank Redemption. As a huge Stephen King fan, I’m usually skeptical of adaptations, but this one is a masterpiece. It captures the heart of his storytelling beautifully—it’s moving, brilliantly acted, and a total must-watch.
- Please insert your shameless plug here to join WLTA, RTP, etc!
I’ve found more than just professional groups in WLTA and RTP—I’ve found family. The people here are amazing, supportive, and genuinely fun to be around. While I love my day job, being part of this community provides the connection and high-level content that truly fuels my career. I can’t recommend joining WLTA or RTP enough!
About the Author
Marissa Berends is a Certified Abstractor and Industry Relations Coordinator at Capitol Lien, a nationwide due diligence and risk mitigation services provider. Since joining the company in September 2021, she has earned abstractor certifications in Minnesota, Nebraska, and North Dakota, and most recently graduated from the Wisconsin Land Title Association’s Title Examiner courses.
Marissa is involved with the following groups: Women in Title (WiT); Wisconsin Land Title Association’s (WLTA) Convention Committee, Membership Committee, and Young Title Professionals; Property Record Industry Association (PRIA) National Education Committee; Illinois Land Title Association’s (ILTA) Inclusion, Diversity, Equity & Acceptance (IDEA) Committee; Minnesota Land Title Association’s (MLTA) Education Committee, American Land Title Association’s (ALTA) Title Advisory Network (TAN), Michigan Land Title Association’s (MLTA) New Title Professionals, and the National Association of Land Title Examiners and Abstractors (NALTEA).
About Capitol Lien
Capitol Lien empowers real estate and title professionals with trusted public record research and due diligence services nationwide. With over 30 years of experience, Capitol Lien specializes in fast, accurate property and title searches, lien reports, and document retrieval that help title agents, underwriters, and legal teams operate their businesses with confidence. The Capitol Lien team takes the hassle out of title research with local experts and innovative tools that make it easier to mitigate risk, stay on schedule, and keep your closings moving smoothly.
Learn more at capitollien.com. Ready to simplify your title research? Send your next order to Capitol Lien and experience the difference trusted diligence makes. Stay in touch with Capitol Lien on LinkedIn for industry updates and information. Reach out! contact@capitollien.com or 800-845-4077
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