I also own land in section 21 and my siblings and I own 50% of the royalty (and the same in section 20).
We were offered $500 per acre as signing bonus W/3/16TH.
We had leased to them previously and were promised the same terms as before so we agreed to lease. However, after we received the contract, they had added another page titled "exhibit A" that totally changed what our cost would be. With the original contract, we didn't have to pay production, transportation etc. but the added page with the new contract changed that and the wording is really vague ( referred to our sharing in the cost for "enhancements" but give no indication as to what those "enhancements" might be ( would be whatever they wanted them to be). We had already filled out the forms, gone over the contract and had it signed and notarized but when the agent came with the check and insisted that we had to sign the added paper we refused to lease.....I felt as if they thought that due to my advanced age, I could be taken advantage of.
Also, NEVER sign and mail the contracts.....if you look at the top of the lease, it states "PAID UP IN FULL" but you have to wait up to 4 weeks to receive your check. I'm not comfortable signing something that says I've been paid if I haven't so. The leasing agent brings the check when he/she picks up the contract. You really to need to read the lease closely and be sure you understand it before signing (in the past, some royalty owners actually sold their royalty thinking they were only leasing it).
I'm looking into other oil cos. who have an interest in leasing royalty in the area and would lease with the our original terms ( no enhancement fees).