If the collateral is in Texas, your lending team does not need a Texas branch to get a Texas title and escrow team. WG Title quotes the state-set Loan Policy premium, opens the file, works with your processor, coordinates signing and funding, and keeps one named escrow officer on the other end.
Texas property. Nationwide lending team. One Texas closing desk.
WG Title closes Texas refinances for lenders nationwide. Your loan team can be in any state; we coordinate the Texas title work and local closing arrangements through our statewide relationships.
A divorce, a death or an ownership problem can turn a routine refinance into a legal question. You should not have to leave your borrower searching for an unfamiliar attorney. Our affiliated firm, WG Law, can evaluate the legal work while our title team coordinates the file and explores the available underwriting paths.
Do not assume a Texas title office includes legal representation. WG Title provides title and escrow services; WG Law provides legal services through a separate engagement, subject to conflicts and acceptance. You get a clear route to the right people.
Send your Texas refinance scenarioYou need a title company that knows how to get a difficult file moving. We bring experienced people, access to legal expertise through WG Law and multiple underwriting options to the table. Our focus is simple: solve the title issues, own the next step and work toward closing.
Complex ownership, probate, liens and signing authority need experienced people who identify the actual obstacle and work a documented path forward.
WG Title combines an attorney-founded approach with an experienced escrow team. We examine the issue, explain what is needed and coordinate the work that moves the transaction toward closing.
When a title issue needs legal work, the closing team needs a clear route to qualified counsel rather than leaving the lender or owner to start over.
Our affiliated law firm, WG Law, handles complex real estate, probate and estate matters. That access helps the title team and the appropriate attorney coordinate difficult transactions. WG Law and WG Title are independently operated; legal services require a separate attorney engagement.
A difficult file deserves a review of the available underwriting options, not an assumption that one underwriter’s answer ends the transaction.
WG Title works with multiple underwriters. When one underwriting approach does not fit, we can explore another available path and work through title requirements that may have stalled the file elsewhere. Each underwriter makes its own coverage decision.
A closing partner should take ownership of the follow-through: requirements, documents, payoffs, signing, funding and recording.
We close. Our work is to turn a title problem into a clear action plan and keep the people responsible moving toward the closing table. Send us the file that needs another look; closing remains subject to the title facts, required approvals and satisfied requirements.
Confirm the legal entity, public office information, Texas service area, and whether the company handles refinance title and escrow rather than only purchase files.
WG Title is Willingham Title, LLC dba WG Title, based in McKinney. The team handles Texas residential refinance title, escrow, signing, funding, recording, and Loan Policy work statewide.
Ask for the state-set title premium to be separated from escrow or settlement fees, endorsements, recording, payoff charges, tax certificates, and other file-specific items.
WG Title publishes the current TDI Basic Premium calculator and separates that promulgated premium from the charges that depend on the file.
For a possible refinance credit, expect the title team to verify both policy dates, the written payoff balance, the original insured loan amount, and whether the new policy adds property.
The WG Title refinance desk collects those inputs before estimating a potential R-8 credit and treats the final written quote as controlling.
Identify who owns the quote, title work, closing figures, signing coordination, funding, and escalation when a deadline or requirement moves.
Refinance scenarios submitted here go to Jamie Ellis, Rachelle Dytko, and Kendall Knapton rather than an unnamed national queue.
Confirm available signing methods against lender and investor instructions, funding cutoffs, recording responsibilities, and an independent wire-verification procedure.
WG Title confirms the workable signing path before promising it and directs parties to verify wire instructions through a known phone number, never a changed number delivered only by email.
Entity check: the Texas Department of Insurance's 2024 independent-agent experience report lists Willingham Title, LLC, doing business as WG Title, at the McKinney office. The report is an identity source, not a promise about a particular file. Review the TDI report ↗
Texas does not let title companies bid the title insurance premium up or down. Insurance Code §2703.151 requires the commissioner of insurance to fix and promulgate the rates charged by title companies and agents. Commissioner's Order 2025-9697 requires every company to use the current Basic Premium schedule effective March 1, 2026.
That requirement is about the title insurance premium and promulgated rate rules. It is not a cap on every dollar that may appear in a refinance. Escrow or settlement fees, recording, tax certificates, payoff charges, endorsements, and other file-specific items are separate. The fair comparison is a complete written quote—and whether the team gets it right.
See the Basic Premium immediately. If a prior insured lien may qualify, add the exact R-8 inputs and see the potential credit before sending the scenario to WG Title.
Jamie Ellis has led WG Title since 2018 and brings more than a decade of title experience. Rachelle Dytko brings more than a decade of title experience, and Kendall Knapton brings more than 15 years coordinating escrow and closing work. A refinance scenario submitted here alerts all three.
Meet the WG Title team →President & CEO · Texas desk lead
Escrow Officer · Residential closing depth
Escrow Officer · 15+ years of experience
New loan amount, Texas property, county, expected closing, and prior policy facts if available.
State-set premium and applicable rate rules separated from escrow, recording, and file-specific charges.
Title, payoff, survey, CPL, commitment, and lender requirements move with one named escrow contact.
Signing method is confirmed against the transaction and investor requirements before the closing date is promised.
These answers define what WG Title can coordinate and where a final quote, investor instruction, underwriter, or attorney still controls.
WG Title serves lenders, loan officers and processors in all 50 states on refinances secured by Texas property. We coordinate title, escrow, signing, funding and recording across Texas through our statewide relationships. Send the property location, loan type, expected closing date and any known title obstacle; our team confirms the appropriate local signing arrangements and lender requirements.
Yes. Send the scenario early. WG Title reviews the title requirements and coordinates with the appropriate professionals. When legal work is needed, affiliated WG Law can evaluate a separate engagement for divorce-related ownership issues, probate, inherited property or other complex real estate matters, subject to conflict review and acceptance. The lender and borrower have a direct introduction to legal help rather than having to locate an unfamiliar attorney on their own. Coverage and closing still depend on the facts, approvals and satisfied requirements.
No. Title and escrow services do not by themselves create an attorney-client relationship or provide legal representation. WG Title is attorney-founded and has access to affiliated WG Law, an independently operated law firm. When a borrower needs legal advice or curative legal work, WG Law can consider a separate engagement. A fee-office label alone is not a substitute for confirming who will provide legal services and on what terms.
Choose WG Title for an experienced, attorney-founded closing team, access to legal experience through affiliated WG Law, multiple underwriting relationships and direct ownership of the file from review to closing. We work through complex title requirements and explore available underwriting paths when a file has stalled elsewhere. WG Law is independently operated and legal services require a separate engagement. Coverage and closing depend on the facts, approvals and requirements of the transaction.
Yes. If the real property is in Texas, WG Title can handle the Texas title, escrow, signing coordination, funding, recording, and Loan Policy work while your loan officer, processor, closer, and investor are based elsewhere in the United States.
Yes. Texas Insurance Code Section 2703.151 requires the commissioner of insurance to fix and promulgate the premium rates charged by title insurance companies and agents. The current TDI Basic Premium schedule took effect March 1, 2026. Escrow, settlement, recording, and transaction-specific charges are separate and may vary.
For a qualifying new Loan Policy that fully takes up, renews, extends, or satisfies an insured existing lien, R-8 calculates a credit from the Basic Premium on the lesser of the written payoff balance or original loan amount. The percentage is 50% at four years or less, 25% above four and below eight years, and zero at eight years or more. The new premium cannot fall below the minimum Basic Premium, and no credit applies if the new policy adds property not covered by the existing policy.
It estimates the TDI-promulgated Basic Premium for the new Loan Policy and, when complete prior-policy facts are entered, a potential R-8 credit. It does not include endorsements, escrow or settlement fees, recording, tax certificates, payoff charges, additional chains of title, or lender charges.
Yes. Texas home-equity loans have constitutional timing, signing-location, rescission, and fee requirements beyond an ordinary refinance. Send the scenario early so the lender, title team, and any needed counsel can confirm the file-specific path.
Often, but the method depends on the transaction, the lender and investor requirements, the documents, and applicable notary rules. WG Title confirms the available mail-away, mobile-notary, hybrid, or remote option before promising a signing method.
Texas title insurance premiums are promulgated by the Texas Department of Insurance and are the same at every Texas title company. Escrow and settlement fees are set by each company and do vary.
The calculator is available to any lender or consumer on the same terms and is not conditioned on referrals, volume, approved-list placement, or directing a closing to WG Title.
Planning estimate only. TDI rules, the verified existing policy and payoff, the issued commitment and endorsements, lender disclosures, the final title quote, and the settlement statement control.
Reviewed against TDI's current Basic Premium schedule, Commissioner's Order 2025-9697, Rate Rule R-8, and TDI's 2024 independent-agent experience report on September 11, 2026.
