Consulting Associate, Land Services, Title Reviewer

We need to output HTML fragment with sections: headings using

for section headings like About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule. Only include sections if posting has real specific content. We must not repeat job title as heading. Must not include Job ID etc. Remove boilerplate: cookie/navigation/legal/EEO/equal-opportunity/scam-warning, duplicated lines, application instructions. Also remove "Please submit your resume..." etc. Also remove "Who We Are" maybe not needed? It's not a required heading but could be considered "About the role"? Actually "Who We Are" is company description; could be placed under "About the role"? The instruction: Use headings for section headings (e.g. About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). So we should map content to those headings. We need to preserve all substantive information. Let's extract: - About the role: description of role purpose, location, what you'll do. The posting starts: "Help shape critical land and infrastructure projects through expert title review and ownership analysis. ERM is seeking a Consulting Associate, Land Services, Title Reviewer to join our Land Services team in Rolling Meadows, Illinois. In this role, you will support land acquisition, right-of-way, easement, permitting, and property-related projects by reviewing and interpreting real estate title documentation, identifying title issues, and providing clear, actionable findings that help drive successful project outcomes." Also "Why This Role Matters?" and "What Your Impact Is:" could be part of About the role. - Responsibilities: list under "Key Responsibilities:" bullet points. - Requirements/Qualifications: "What You'll Bring:" includes required and preferred. Could split into Requirements (required) and Qualifications (preferred) or combine. The instruction says we can have Requirements and Qualifications sections. We'll put required under Requirements, preferred under Qualifications. - Skills: maybe from "Working knowledge of..." etc. Could be under Skills. - Benefits: "We offer a comprehensive benefits package, including paid time off, parental leave, medical, dental, vision, life, disability, AD&D insurance, 401(k) or RRSP/DPSP, and other applicable benefits to eligible employees." - Pay: "For the Consulting Associate, Land Services, Title Reviewer position, the anticipated annual base pay is $68,100–$79,900 (USD). Actual pay will depend on factors such as education, experience, skills, location, performance, and business needs. In some cases, pay may fall outside this range. This role may be eligible for bonus pay (casual and fixed term/flex force employees are not bonus eligible)." - Schedule: not mentioned. So we should not include Schedule section. We must not include placeholder text like "commensurate with experience". Not present. We must remove boilerplate: EEO statement, "Who We Are" maybe not needed but could be considered "About the role"? However it's generic company description; could be omitted as not specific to role? The instruction: Preserve ALL substantive information; do NOT invent or summarize away detail. The "Who We Are" is substantive about company but not role-specific. Might be considered boilerplate? It's not EEO/legal but still generic. The instruction says remove cookie/navigation/legal/EEO/equal-opportunity/scam-warning boilerplate, duplicated lines, and application instructions. "Who We Are" is not those; it's company overview. Might be okay to keep under About the role? But we already have About the role; we could incorporate a brief company description there. However the instruction says prefer a few substantive sections over many thin ones. Could include a short paragraph under About the role that includes company description. But we must not invent or summarize away detail; we can keep it as is. We also need to remove "Please submit your resume and brief cover letter." etc. Also remove "ERM does not accept recruiting agency resumes..." etc. Also remove "ERM is proud to be an Equal Employment Opportunity employer..." etc. Now craft HTML. Structure:

About the role

Help shape critical land and infrastructure projects through expert title review and ownership analysis. ERM is seeking a Consulting Associate, Land Services, Title Reviewer to join our Land Services team in Rolling Meadows, Illinois. In this role, you will support land acquisition, right-of-way, easement, permitting, and property-related projects by reviewing and interpreting real estate title documentation, identifying title issues, and providing clear, actionable findings that help drive successful project outcomes. Accurate title analysis is essential to the successful delivery of land and right-of-way projects. As a Consulting Associate, you will help ensure ownership interests, encumbrances, easement rights, and title issues are properly identified and resolved, reducing project risk and supporting acquisition, permitting, and construction activities. You will serve as a key contributor to project teams by reviewing complex title documentation, identifying potential risks and defects, supporting ownership research, and delivering clear recommendations that enable clients and project stakeholders to make informed decisions. As the largest global pure play sustainability consultancy, we partner with the world’s leading organizations, creating innovative solutions to sustainability challenges and unlocking commercial opportunities that meet the needs of today while preserving opportunity for future generations. At ERM we know that creating a diverse, equitable and inclusive work environment is an essential part of making our company a great place to build a career. We also see our diversity as a strength that helps us create better solutions for our clients. Our diverse team of world-class experts supports clients across the breadth of their organizations to operationalize sustainability, underpinned by our deep technical expertise in addressing their environmental, health, safety, risk and social issues. We call this capability our “boots to boardroom” approach for its comprehensive service model that allows ERM to develop strategic and technical solutions that advance objectives on the ground or at the executive level.

But that may be too much; but it's substantive. Next:

Responsibilities

• Review title commitments, title reports, deeds, mortgages, liens, judgments, easements, covenants, plats, surveys, tax records, probate documents, and other recorded instruments to determine ownership, encumbrances, restrictions, and potential title defects.
• Analyze chains of title and verify ownership interests, legal descriptions, parcel boundaries, easement rights, and other property interests relevant to project requirements.
• Identify title exceptions, gaps, clouds, unreleased liens, access limitations, ownership discrepancies, and other issues that may affect acquisition, easement rights, permitting, closing, or construction activities.
• Prepare clear, concise title review summaries, ownership matrices, issue logs, curative action recommendations, and documentation for project teams and clients.
• Coordinate with title companies, abstractors, surveyors, land agents, appraisers, attorneys, county offices, and client representatives to obtain missing information, resolve discrepancies, and support title curative activities.
• Support right-of-way and land acquisition teams by confirming vesting, ownership contacts, parcel status, acquisition requirements, and document execution needs.
• Maintain accurate project records in applicable databases, tracking systems, and document repositories while ensuring consistency, completeness, and audit readiness.
• Monitor deadlines and prioritize title review assignments to support project schedules, regulatory milestones, acquisition targets, and construction readiness requirements.
• Provide technical guidance to project staff regarding title findings, document interpretation, ownership research, and required follow-up actions.
• Ensure work product complies with applicable client standards, internal quality control procedures, confidentiality requirements, and relevant real estate title practices.

Next:

Requirements

• High school diploma or equivalent required; associate or bachelor’s degree in real estate, paralegal studies, business, land management, or a related field preferred, or equivalent experience.
• 4+ years preferred experience reviewing real estate title documents, title commitments, public records, or land-related documentation; experience with utility, infrastructure, renewable energy, transportation, or right-of-way projects preferred.
• Working knowledge of deeds, easements, mortgages, liens, judgments, tax records, legal descriptions, plats, surveys, and county recording practices.
• Ability to interpret complex title documentation and summarize findings in a clear, practical, and defensible manner.
• Strong organizational skills with the ability to manage multiple parcels, assignments, deadlines, and documentation requirements simultaneously.
• Proficiency with Microsoft Office applications and experience using title, land management, GIS, document management, or project tracking systems.
• Strong written and verbal communication skills and the ability to coordinate professionally with internal teams, external vendors, clients, and legal counsel.

But note: The "Preferred" items like "High attention to detail..." etc could go under Qualifications or Skills. Let's separate. We have Requirements (required) and Qualifications (preferred). The posting lumps required and preferred together under "What You'll Bring:" with required first then preferred. We'll split. Thus Requirements: the required items: high school diploma or equivalent required; associate or bachelor’s degree ... preferred (but that's preferred). Actually the line says "High school diploma or equivalent required; associate or bachelor’s degree in real estate, paralegal studies, business, land management, or a related field preferred, or equivalent experience." So the degree is preferred, not required. So required: high school diploma or equivalent. Also maybe "4+ years preferred" is preferred not required. So required: high school diploma or equivalent. Possibly also ability to interpret etc? Those are required? The posting lists them under "What You'll Bring:" after the experience line, but not explicitly labeled required. However they are likely required. But to be safe, we can treat all bullet points under "What You'll Bring:" as requirements (some preferred). But we have separate Qualifications for preferred. Simplify: We'll put all bullet points under Requirements (since they are all substantive). Then Qualifications for preferred items like "High attention to detail..." etc. But we need to avoid duplication. Let's extract preferred items: From "Preferred" section after "What You'll Bring:": - High attention to detail and commitment to accuracy in document review, data entry, and issue tracking. - Analytical mindset with the ability to evaluate recorded instruments, identify risks, and recommend practical next steps. - Experience supporting title curative efforts, acquisition packages, easement preparation, closing coordination, or condemnation support. - Ability to work independently while collaborating effectively with project managers, land agents, title vendors, and legal teams. - Strong judgment, discretion, and professionalism when handling confidential ownership, legal, and project information. - Ability to adapt to changing project priorities and maintain quality under tight deadlines. Also earlier there were some preferred items like "associate or bachelor’s degree ... preferred", "4+ years preferred", "experience with utility, infrastructure, renewable energy, transportation, or right-of-way projects preferred". Those could go under Qualifications as well. Thus Qualifications section will contain those. Now Skills: maybe we can include "Proficiency with Microsoft Office applications and experience using title, land management, GIS, document management, or project tracking systems." and "Strong written and verbal communication skills". Could be under Skills. But we already have those in Requirements. To avoid too many sections, we could combine Skills into Requirements. However instruction says we can have Skills section. Let's create Skills section for those specific skill items. Thus: Requirements: education baseline (high school diploma or equivalent) and maybe core abilities? But we can keep simple: Requirement: High school diploma or equivalent. Qualifications: preferred education, experience, etc. Skills: technical skills, communication, etc. Benefits: as described. Pay: as described. Now we must ensure we don't include any boilerplate like "This position is not eligible for immigration sponsorship." That's substantive? It's a note about sponsorship. Could be included under Requirements or a note. It's not boilerplate; it's a specific condition. We should preserve it. Where to put? Could be under Requirements as a note. Let's