Pedro offers you his protection.
I may have missed it in an earlier post, but would you mind revealing what State and County you are in. thanks.
Mercer County, PA
Except their very very polished sales pitch from Experienced landmen who demonize and slander Landmen and the legal profession, But are in fact landmen and lawyers.
I was hounded hard by two of these guys until I caught on. There is no individual protection for your land and whats yours, in the end what they offered was asking the landowners to almost feel sorry for them for how hard they worked and take it or leave it.
The meeting the other night said 6% which would go up to 8% as they moved into lease negotiations with oil and gas companies (as an incentive for people to join early, which works to the theory that the more contiguous acreage associated with the group as they move into negotiations the better the overall deal for the group is). The actual amount a landowner will pay per acre will depend on how good of a deal they negotiate.
Their "sales pitch" is they employ a full time staff of lawyers, those out there growing the group (to over 20,000 acres in under 3 months), and those pitching the group to multiple oil and gas companies. This team has successfully (and relatively quickly) helped other landowners lease their acreage in the past - and in Tracy's case, provided them with "the best lease around" and put more money in their pockets compared to other landowners in the area.
The check Tracy is waiting for is not coming from M&P or CX, it is delayed because of Western Land Services was delayed with their title work, and now Hilcorp is taking a 7-10 days to write a check (which is pretty normal for any company to issue a check).
They also state that when an offer is on the table, even if you are a member of the group, you do not have to sign it. If you decide the terms are not up to par, or the price is not what you wanted and the group as a whole still accepts the offer - you are still able to make an individual decision to not sign.
There are many 'oil and gas' lawyers, "independent" landowner groups, and professional/full time landowner groups out there - all trying to make money for someone, and all with different fees associated with their services. When preparing to sign or negotiate a lease most would agree you should hire an expert in some capacity, so it seems obvious that the best thing to do is to hear each one out and decide for yourself what is best for you.
I see I have to explain things to you like a toddler. Have a seat there Mikey with your bowl of Life cereal. You are obviously not a landowner, dont pay alot of taxes. Dont' have a family or children, didnt see your investments collapse in 2008 from the multidirectional lies.
If you are within an area that has a big pile of acreage, and you are not comfortable with the lease, for reasons that are your own.. and also that of your council. You will get left behind. The BS statement thay you dont have to sign is exactly that, BS. So actually the group strength thing works the opposite for you. You will be like the little square in the middle in Dont-break-the-Ice. Once wells start getting drilled, no other company will ever look at you because of pipeline and compressing issues and a host of other things.
I could fluff this up more if you like. We are not getting left behind, I got the lease I wanted, with good terms, and I was flexable on the dollar figure. Thats why I got it. This is actually less about me than it is for my children. They will ultimately be the benefactors one day.
Just because a parcel is not contiguous with others does not mean it brings down the value of others. To understand why not, you have to look at how the whole system works.
Companies need to have enough contiguous parcels to form a drilling unit, at least several hundred acres. In our area, a large percentage of the parcels are HBPd and these are often smaller parcels because the old wells were often in small 40 acre units. This means that it is very common for companies to fail to get large drilling units or to have some isolated parcels.
These companies have developed a system to handle these "orphans" They can form joint ventures to jointly develop a unit or they will assign, ie, swap, different parcels with each other so they may form a large enough unit to produce. They may also just buy out needed parcels and sell others they don't need. This is such a common occurrence that companies will accept isolated parcels just for the purposes of trading them to build a unit elsewhere.
The most important thing is to get a good lease in the first place. It doesn't matter who you sign with as your parcel may be traded four or five times before it is placed in a unit...and even more times after a unit is formed and put into production. A good lease is critical as the terms of the lease are still in force no matter who ends up with the lease.
let me translate the above:
This is 5 paragraphs of. Take our deal, or get left behind.