Quote a title fee wrong at the Loan Estimate and the tolerance cure is a lender credit at closing. That is the single largest thing a title company does to a loan officer's compensation, and almost no title company website will discuss it.
These are the failure modes that actually show up in a post-closing audit or a cure.
Fees for services the borrower cannot shop for carry zero tolerance. Services on the written shoppable list carry a ten percent cumulative tolerance. A title company that quotes loosely, or that renames a fee between the LE and the CD, creates a cure — and the cure is a lender credit.
The disclosed owner's premium is calculated as the full owner's premium plus the simultaneous lender's premium minus the full lender's premium. That is not what anyone is actually paying in Texas, and loan officers get it wrong constantly because it looks like an error.
The lender's policy issued alongside an owner's policy is priced under a specific rate rule, and a qualifying prior policy can reduce the premium under another. Quoting a full premium when a rate rule applies is not conservative — it is wrong, and it moves your disclosure.
A 50(a)(6) file carries a twelve-day cooling-off period, a rule about where closing may occur, a rescission right, and a cap on fees. Miss one and the problem is not a delay; it is a defective lien.
Nothing on this page offers you anything of value. Everything on it is service we perform inside our own file, at our published price, for anyone who asks.
Itemized in the section and naming order they will appear on the disclosure, so nothing has to be renamed or reclassified later.
And we tell you what moved and why, rather than sending revised figures without explanation.
The twelve-day date, the location requirement, the rescission window and the fee cap tracked as file facts, not as things everyone hopes someone else is watching.
Not a shared inbox and not a queue. Your processor gets a person.
A title fee quote sheet grouped by TRID tolerance bucket, with the simultaneous-issue math and the TRID disclosure split shown side by side.
This one is still being built. Until it ships, our escrow team will walk the same analysis with you on a real file — ask and we will do it.
Same-day itemized fee quote in disclosure order, with rate rules applied rather than a rounded estimate.
Title ordered, CPL issued, and your processor introduced to the escrow officer who will actually close it.
We reconcile with your closer before the disclosure goes out and flag anything that moved a fee.
Signing scheduled to your funding cutoff, documents returned promptly, and funding confirmed.
Including the ones with answers you may not want. We would rather say it here than at the closing table.
That is exactly the relationship we want, and the honest way to earn it is service. Tell us what your onboarding requires and we will complete it.
No. Anything of value flowing to a source of title business raises anti-inducement questions under Texas law and RESPA. We are deliberately conservative here, and we would rather say so plainly than have an awkward conversation later.
No. The basic premium is promulgated by TDI and identical at every Texas title company, and the applicable rate rules are the same for everyone. What we can affect is whether the quote is right the first time.
Yes, and we track the constitutional requirements as file facts — the twelve-day period, where closing may occur, the rescission window and the fee cap.
Where the transaction and your investor allow it. Tell us the requirements up front and we will confirm what is workable rather than promising and walking it back.
Identical at every Texas title company: the basic title insurance premium and the promulgated endorsement charges. These are set by the Texas Department of Insurance. No company can discount them, and any company implying it can is describing something that is not legally possible.
Set by each company: the escrow or settlement fee, and the incidental charges around it. These are not promulgated, they do vary, and they are the fair thing to compare.
We would rather tell you which is which than let you assume we are cheaper on something nobody can be cheaper on.
Your buyer needs the commitment and Schedule B in hand before the option period ends. That timing is the one thing a title company fully controls.
What we do for them →What your cash to close actually is, what the owner's policy covers, and how to move money without being defrauded.
What we do for them →Endorsement feasibility answered before your credit committee meets, and construction lien priority handled by people who understand inception of work.
What we do for them →Send a loan amount, purpose, county and prior policy date. We will return an itemized quote in disclosure order so you can see whether it holds to the CD.
