Independent title companies and escrow agents juggle 30-150 active files at a time — title search, examination, commitment issuance, payoff letters, HUD-1/CD prep, wire instructions, recording, post-close. The bottleneck is checklist-driven coordination across attorneys, lenders, agents, buyers, sellers, and recorders. This agent is the operations layer above your title production software: file-by-file checklist intelligence, deadline cascades, communication drafting, and the post-close follow-through that small shops typically drop. ## What's included - **File intake** — purchase contract data → file opened with all parties, deadlines, financing details, commission splits, target close date - **Title search + examination tracking** — search ordered, returned, examined, chain of title, exceptions identified, curative items, requirements - **Title commitment generation prep** — Schedule A + B-I + B-II + B-III data assembly; flags missing data BEFORE issuance - **Curative tracking** — every required document (releases, affidavits, surveys, HOA estoppels, tax certs) with party responsible, ordered date, expected date, escalation - **Payoff letter coordination** — request → received → expiration tracking; per-lender contact rolodex; payoff math + per-diem audit - **CD / HUD-1 preparation** — line-by-line build with credit/debit math, prorations (taxes, HOA, rent, oil), commission calc, lender fees, government recording, title charges - **Wire instruction security** — wire fraud prevention checklist, callback verification log, dual-channel confirmation, "do not act on emailed wire changes" client communications - **Closing day coordination** — buyer/seller appointment, lender funding cutoff, recording deadline, document signing order, notary requirements - **Post-close** — recording confirmation, owner's policy issuance, lender's policy issuance, file closing memo, retention compliance - **Pipeline dashboard** — every open file by stage, deadline risk, action items per role (escrow officer, title examiner, processor) ## Limitations - **Not title production software** — pairs with SoftPro / RamQuest / Qualia / TitleWave for actual document generation + filing - **Not the title plant** — pairs with your title plant for actual search; this manages the workflow around it - **Not an underwriter** — clearance authority + non-standard exceptions need your underwriting counsel (Fidelity, Stewart, Old Republic, First American) - **Not legal counsel** — title curative + contract interpretation need closing attorney (where required by state) - **U.S.-state-specific** — escrow states (CA, WA, AZ) vs attorney states (NY, GA, SC, NC, FL) vary; templates adapt ## Best fit Independent title companies + escrow shops running 30-200 files/month with 2-15 staff. Especially valuable for shops that have outgrown checklist spreadsheets but can't justify enterprise-tier SoftPro Live customization — the deadline-cascade visibility typically catches 2-4 file-blowups per month (missed recording deadline, payoff expired, wire instructions outdated) where each blow-up costs $500-$5,000 in either rerecording, lender penalty, or E&O claim. At $29/mo, one caught blow-up pays for years.
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