Title Search and Examination

This is the core service of a title agency.

Public records search

Reviews deeds, mortgages, liens, judgments, tax records, probate records, and other recorded documents.

Chain of title review

Traces the history of ownership to confirm how title passed from one owner to the next.

Defect identification

Looks for issues such as missing signatures, boundary disputes, unreleased mortgages, unpaid taxes, or inheritance problems.

Commitment preparation

Prepares a title commitment showing what must be satisfied before title insurance can be issued.

Curative review

Identifies items that must be resolved before closing, such as judgments, liens, or ownership discrepancies.

Title Insurance Services

Title insurance protects against losses from covered defects in title.

Owner’s title insurance

Protects the property owner’s interest in the property.

Lender’s title insurance

Protects the mortgage lender’s interest in the loan collateral.

Commercial title insurance

Covers office buildings, retail properties, industrial properties, and investment assets.

Residential title insurance

Covers single-family homes, condominiums, townhomes, and multi-family residences.

Extended coverage policies

Provides broader protection in some transactions where additional risks are insured.

Settlement and Closing Services

These services coordinate the actual transfer of property.

Closing coordination

Schedules and manages the closing process among buyers, sellers, lenders, and attorneys.

Document preparation

Prepares deeds, affidavits, settlement statements, mortgage documents, and other closing papers.

Funds disbursement

Handles the proper distribution of closing funds, including payoffs, taxes, commissions, and recording fees.

Signing support

Oversees execution of documents so everything is completed correctly.

Final settlement statement review

Ensures all credits, debits, and adjustments are accurately reflected.

Escrow and Trust Services

A title agency may hold and distribute funds in a secure manner.

Escrow holding

Holds earnest money deposits or other funds pending closing.

Payoff administration

Sends money to existing mortgage lenders to satisfy prior liens.

Tax and fee allocation

Collects and disburses taxes, recording charges, municipal fees, and related expenses.

Neutral fund management

Safeguards transaction funds until contract conditions are satisfied.

Residential Transaction Services

These services are designed for home purchases and refinancing.

Purchase closings

Manages title work for buyers acquiring a home.

Refinance closings

Handles new loan transactions replacing existing mortgages.

New construction closings

Supports transactions involving newly built homes.

Condominium and cooperative transactions

Addresses special ownership and association-related requirements.

Cash purchases

Provides title protection even where no mortgage loan is involved.

Commercial Transaction Services

Commercial real estate often requires more complex title support.

Office, retail, and industrial closings

Supports acquisition and financing of business properties.

Multi-parcel title review

Examines multiple parcels or legal descriptions involved in one transaction.

Entity ownership review

Reviews corporate, LLC, or partnership authority to ensure proper signing.

Survey and easement review

Identifies access issues, encroachments, and land-use restrictions.

Complex curative work

Resolves advanced title issues tied to prior ownership, liens, bankruptcy, or probate.

Curative and Problem Resolution Services

These services clear problems that would otherwise delay or prevent closing.

Lien resolution

Works to clear mortgages, judgments, tax liens, or mechanic’s liens.

Probate and estate issues

Helps resolve title held by deceased owners or inherited property.

Heirship matters

Addresses ownership problems when heirs or missing parties are involved.

Boundary and survey issues

Works through encroachments, easements, or legal description problems.

Release and corrective document processing

Prepares or coordinates corrective deeds, satisfactions, affidavits, and other curing documents.

Recording and Post-Closing Services

After closing, documents must be properly recorded and tracked.

County recording

Submits deeds, mortgages, and related documents to the public records office.

Post-closing audit

Verifies that all documents and funds were handled correctly.

Policy issuance

Issues final title insurance policies after recording is completed.

Document tracking

Confirms that recording has been finalized and documents returned.

File retention and archiving

Maintains transaction records for future reference or claims support.

Lender Support Services

Title agencies often work closely with mortgage lenders.

Loan commitment preparation

Confirms title requirements for the lender before funding.

Closing protection coordination

Helps ensure lender conditions are satisfied at closing.

Mortgage document handling

Assists with the execution and recording of loan documents.

Payoff verification

Confirms existing liens are properly paid off and released.

Funding instructions compliance

Ensures lender instructions are followed precisely.

Ancillary Transaction Services

These are additional services that support a smoother closing experience.

Title clearing consultations

Advises on issues that may affect transferability or marketability.

Estate and trust coordination

Assists where ownership involves trusts, estates, or guardianships.

1031 exchange support

Coordinates timing and documentation in tax-deferred exchange transactions.

REO and foreclosure support

Helps with properties acquired by lenders or investors through distress situations.

Relocation transaction support

Assists transactions involving employer relocation programs.