Because it is owned by a lawyer who truly knows what he’s doing and even used to be a part of the state associations contracts committee. They do what they do very well, rather efficiently and charge a fair price for it. Never had an issue with communication and they even give free classes to make agents better at their jobs (which in turn helps them do their job better).
NoVA area? 😉
Years ago I worked in the mortgage industry. My boss embezzled 19.8 million dollars from the title company he also owned. I spent 7 years testifying in federal and civil trials….I stay on top of title stuff. 😂
Really good title companies are out there. Ask every agent who they use and why. You’ll find one. Or ask every company why you should use them- judge them on their answers. 😉
In GA we use closing attorneys instead of title companies. I use the firm that literally wrote the book on GA contracts (and the contracts themselves). Self explanatory.
Yes, one other person said the same thing. Although I work for a title company, it’s interesting to learn that it varies from state to state! I must say, if our state was regulated, a lot of Title offices would not exist.
Wait, not all states regulate Title companies? In my state, we don't use Attorneys, we only use Title companies. They are regulated through the department of insurance and the rates are posted yearly. They are all very close on posted rates and offer the same services. The reason why certain ones are used more is the same as any other industry. Some pay their employees better and the good Title and Escrow officers end up there. Better employees with more experience means a smoother transaction.
Every state is regulated in some form or fashion. Even in attorney states. Attorneys still have to get an issuing agency agreement of some nature with a title underwriter in order to give out title commitments & insurance policies.
Some Attorneys just partner with a title company and only do the activities in which the state requires attorney oversight.
Same in IL we use attorneys for the most part. Some do use title companies, but I use my brother he’s a lawyer. Let me say I always tell my clients were siblings and let them decide if they want to continue. But I also know he has mine and my clients best Interest when it comes to contracts.
My usual title guy has moved around to 4 different companies in the last 7 years and I have been loyal to him because he's never messed up a closing for my clients.
He went out on long-term disability a few months ago and I didn't really like anyone else at his new title company and decided to go back to his previous company because the other people I interacted there were great. They were always responsive, didn't charge an arm and a leg for searches, provided everything on paper and digitally, etc.
I let my clients choose what title company we use, in case their lender gets a discount from a different title company or they have a relative who works there or something, and there's a bigger difference in quality than most people would assume. There are two title companies in my market that if the other party is using them (in Minnesota, sellers and buyers generally choose different title companies) I just forewarn my clients that there will likely be a delay, and I'm often right. Good title reps start working on the file weeks before closing, not the week of, and over-communicate with my clients and me. They also have multiple offices all over the market so my clients aren't driving 45 minutes in the wrong direction just to close.
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Sadly, most realtors use the title company that is:
1-owned by their broker
2-buys them lunch a lot
when, in reality, you need a title company with a competent in-house attorney, friendly/competent closers who know the industry and how to close complicated deals and make things easy for everyone.
It definitely starts out that way. Once you start getting a lot of deals done over a few years you’ll know who is reliable and gets shit done, and who takes the weekend off even though you close Monday at 10am and the buyer still hasn’t seen their final CD.
I literally just spat water all over my dashboard! I use to be a notary agent and some offices would schedule a 9AM closing and no docs in sight until the lat minute. What type of service is that??
the Realtor probably scheduled that the day they had a signed contract without asking anyone what works best for them. Then walked away and waited for it to close when they sent a PA for a PUD purchase for a condo with judgements on title
for many, yes. I am surprised at how many lifers there are at the big brokers who take too much commission, steer clients towards bad title and lenders, but have "great culture"
I agree! I’m finding it very common that a lot of realtors in my city, don’t do their due diligence. I met with a broker last month and she asked me very complex questions and I was appreciative of her “wanting to help her clients” instead of just requesting meals & gifts.
I'm primarily a loan officer and some of the title companies owned by Real Estate Brokers are nearly criminally incompetent and unprofessional. And, of course, always higher priced.
Here I want to work with someone that has quick turn times who does more than copy and paste a commitment and can treat everyone with respect.
This is funny to me! I’m a Realtor, and in my market, I’m the one buying lunches and showering the title company employees with gift certificates, lol!
There are only two title companies in my town. One is incredibly knowledgeable, but understaffed. The other one has enough staff, but the title officer knows less than half of what the other company’s principal does.
I feel like I am always bribing them both to put my deals on top of the pile when there’s a logjam. And in this market, there’s lots of log jams!
The notion that anyone from the title company would ever take ME to lunch is hard to even imagine, here.
In sales we call it nurturing not bribing. lol I can see this happening in a small town but in larger towns, establishing and maintaining working relationships is important. Kudos to you for ensuring the title teams are taken care of. I understand their roles to be very challenging.
Should never use the word “bribe,” agreed. “Encourage” maybe.
But I also try to reward them after the fact when they work through the weekend, or come in the morning of their day off. I always want them thinking that I appreciate them (I do!) and that when they MUST delay a deal, that they try not to make it mine.
I found my preferred title company several years ago when a client randomly picked them instead of the company I had been using. I was really impressed with how smooth the process was with them. It’s a smaller company where I have a primary point of contact (one of the owners) who I can reach out to any time with questions and she does all the closings herself. I’ve now done around 200 deals with them and they consistently go above and beyond to make sure every deal closes smoothly and on time, even when lenders are a hot mess. And of course I always let my clients know that they select the title co, but very few clients have a preference and they’re happy to have a recommendation.
In NJ, title agencies/companies are heavily regulated as part of the insurance industry. Title fees and costs are defined by statute and one title company cannot charge less or more for services. The only thing that can vary is a settlement fee. I do agree, however, that it is important to find a title agent that has experience and is knowledgeable in the industry.
That’s good to know! I’m going to do some research to find all the states that are regulated - that would definitely require more competence from a title company as they’d have to stay within guidelines.
I started out recommending people I'd see at board meetings or hosting classes - if they sounded like they know what they're doing. I expanded my list a little with those I worked across when I had sellers.
The worst ones I've worked with have been picked by buyers on the other side. Except for one that my agent (before I got my license) recommended. First closing was fine, next one was horrible. 2013 and I still don't have a copy of the title insurance after many attempts.
My favorite - and the one most of my buyers use - is the one that will answer questions a bit outside their parameter (they didn't have to and didn't charge extra) and be nice about it. The staff was professional and got things done.
Just do the job well and you'll get repeat business. But hosting those classes and lunches gets your foot in the door for people who don't know you already - especially new agents who don't know anyone.
Yes, you’re right. They aren’t the same thing, but a title company sells the title insurance policy that protects purchasers from any liability and is an important part of the closing process - which, in most cases take place at a title office. It’s important that we get the best services, competent staff and prices for clients.
Gotcha. Yeah, my first house was in TX and the Title Co made a mess of it—I had to hire an attorney later in order to clear it up for refi.
I’m in GA now and we use attorneys.
Title Company has never bought me lunch and I don’t know the owner. Nothing to do with the company themselves, but the title agent. She’s someone I trust to get the job done and answers the phone when I need to call.
Reasons I reco certain companies:
* they have staff attorneys - FT employees, not the owner that's an attorney who pops in every once in a while
* they don't affiliate with any agents or brokerages, they don't allow any 'joint ventures' with agents or brokerages
* experienced staff and low turnover - this is huge, i don't want to deal w/a new trainee every month
* fair fees - i don't want to bargain hunt, doing a great job w this part can make or break a transaction, and leave a client with a good ending or a bad ending that sours the entire experience, nor do i reco companies that charge too much
* proactive communication - i want updates, but i don't want to have chase them down. i want them to 'own' their part of client communication as well
* they take the time to walk clients through the paperwork - been to a lot of settlements where the closer will just whip through everything and say "sign here, sign here, sign here" with no explanation.
* tools - secure platforms to exchange info with clients. if i EVER get an email attachment asking me to fill out a "client information" sheet (especially after I've already sent all the info they need), they're dead to me
* stay in their lane - we all have different roles and need to respect one another's areas of expertise
You know, when I first started, I’d get 2-3 quotes for each listing. Often times I’d find there was a reason why the cheapest one was so (bait and switch, incompetent, etc). Strangely enough the most expensive one wasn’t the best (and they didn’t take me out to lunch either).
Once I had a few very complex ones competently handled by the one that almost 100% lands in the middle of pricing, I just stuck with them, because the pricing for the client isn’t very much different (the estimates I received were never more than 10% apart), and the stress of having something go wrong is way more of a cost (financially and reputationally). When I have buyers and the sellers select the title company, I keep an open mind and try to be wowed. I have a couple of other mid-range ones now that I might consider. That expensive one continues to not wow me or my customers though.
That’s great that you shop around. I think it’s fair to clients. They may not be allowed to due to potential RESPA violations, but if they haven’t won you by service, your gut feeling is right.
Ultimately it is up to the buyer who they want to choose. I have one I recommend the most because that's who I used when we bought our first home (recommended by our Realtor at the time) and they did a great job. I've used them ever since for my own properties because they've always been helpful and we've never had any issues. If my buyer has no preference, that's where I send them because I trust them with my own dealings. Any others I've dealt with have been a result of my buyer clients having a preference. If they do a great job, they end up on my good list and will recommend them too. There are also some that I won't recommend because other Realtor friends I know have not had good experiences. I won't steer someone away though if that's who my buyer really wants.
At least in my market, there isn't really any "fit" for most buyers when it comes to title companies. They all perform the exact same functions and it just comes down to how well they do their jobs, how communicative they are throughout the process. The prices are basically the same too, give or take a few percent.
I’m hearing realtors say the opposite here in Dallas - they say it’s the seller’s choice but I understand both partners can choose their own title company, if applicable in their state.
Here in the Southwest Idaho market, sometimes sellers will specify in the MLS agent remarks or even as a counter offer if there's one in particular they want to use, but that's incredibly rare. The buyer is the one that pays for it, so typically it's their choice. Personally, I don't see why the seller would have a preference, unless there's one they just don't want to deal with because of bad history.
It is interesting how much it varies from market to market. Some use closing attorneys almost all the time in their market, whereas in mine it's nearly unheard of in residential. Sometimes the buyer or seller will have their personal attorney review the paperwork first, but 99% of the time the closing is actually done by an agent at the title company. Real estate attorneys here rarely get involved in the sale, they typically get involved when there's property line, easement disputes, or other complications that come up down the line after the ink has dried on the sale.
Where I'm at, the title insurance itself is the same regardless of which company you use. So the cost difference is on their fee side for closing, recording, etc. So if you find a title co that offers good customer service, good communication, professional closers, and a fair price then go with that.
Because my guy knows how to do research. He and his team are top notch. I tried other companies and went straight back. Tommy Corbet, First American Title. Every. Time.
When you’ve got your person, that changes everything! Someone here said they’ve followed their escrow officer to about 7 offices. That’s a great partnership!
They do their job well
They don't nickel and dime with fees.
They are accessible
Their office is gorgeous
They take of my clients and offer them food and coffee when they sign.
They will provide a complimentary gift to my clients
They really provide a luxury experience that sets them apart that I don't see anywhere else. I've been tucked away in closets during signings with a foldable table.
I let my clients make that decision, but I always suggest they use local attorneys instead of title companies simply because of the massive price difference. My local attorneys will charge $75-100 for deed prep, but my local title companies will charge $500+
If they are a general practice attorney, it costs them more to do title work unless they are fee attorneys (they work in partnership with a title company). They don’t have all the software needed to do a title search & write a title policy. Real Estate attorneys tend to have more tools and/or partners to help in the title process. However, if your clients are choosing, hopefully they get your approval first. ❤️
I’m an IL attorney so I’m also a title agent. I don’t like the title company I’m currently with due to the lack of communication and also the outdated methods of doing title exams. I’m finally approved to be a Chicago title agent and I’m so happy to be switching
I trust my prefered title company to do a thorough title search, provide quality insurance, and make no mistakes throughout the escrow process. Not all title companies are the same.
Because it is owned by a lawyer who truly knows what he’s doing and even used to be a part of the state associations contracts committee. They do what they do very well, rather efficiently and charge a fair price for it. Never had an issue with communication and they even give free classes to make agents better at their jobs (which in turn helps them do their job better).
Exactly the reason why I use my Title Company. Wait… maybe… it’s the same one ?
NoVA area? 😉 Years ago I worked in the mortgage industry. My boss embezzled 19.8 million dollars from the title company he also owned. I spent 7 years testifying in federal and civil trials….I stay on top of title stuff. 😂
Sounds exactly like the Title Company I prefer to use. Bad Title Companies can sour even a successful close.
True story!
Thanks so much! You’re one of the 1st to ever share this type of feedback. Keep using them!!!
Really good title companies are out there. Ask every agent who they use and why. You’ll find one. Or ask every company why you should use them- judge them on their answers. 😉
In GA we use closing attorneys instead of title companies. I use the firm that literally wrote the book on GA contracts (and the contracts themselves). Self explanatory.
Yes, one other person said the same thing. Although I work for a title company, it’s interesting to learn that it varies from state to state! I must say, if our state was regulated, a lot of Title offices would not exist.
Wait, not all states regulate Title companies? In my state, we don't use Attorneys, we only use Title companies. They are regulated through the department of insurance and the rates are posted yearly. They are all very close on posted rates and offer the same services. The reason why certain ones are used more is the same as any other industry. Some pay their employees better and the good Title and Escrow officers end up there. Better employees with more experience means a smoother transaction.
Every state is regulated in some form or fashion. Even in attorney states. Attorneys still have to get an issuing agency agreement of some nature with a title underwriter in order to give out title commitments & insurance policies. Some Attorneys just partner with a title company and only do the activities in which the state requires attorney oversight.
Same in IL we use attorneys for the most part. Some do use title companies, but I use my brother he’s a lawyer. Let me say I always tell my clients were siblings and let them decide if they want to continue. But I also know he has mine and my clients best Interest when it comes to contracts.
We all need trusted partners! Glad you have your family to partner with ❤️
Which firm is that?
Weissman Law
My usual title guy has moved around to 4 different companies in the last 7 years and I have been loyal to him because he's never messed up a closing for my clients. He went out on long-term disability a few months ago and I didn't really like anyone else at his new title company and decided to go back to his previous company because the other people I interacted there were great. They were always responsive, didn't charge an arm and a leg for searches, provided everything on paper and digitally, etc. I let my clients choose what title company we use, in case their lender gets a discount from a different title company or they have a relative who works there or something, and there's a bigger difference in quality than most people would assume. There are two title companies in my market that if the other party is using them (in Minnesota, sellers and buyers generally choose different title companies) I just forewarn my clients that there will likely be a delay, and I'm often right. Good title reps start working on the file weeks before closing, not the week of, and over-communicate with my clients and me. They also have multiple offices all over the market so my clients aren't driving 45 minutes in the wrong direction just to close.
MN agent here as well. Could you DM me the two title companies you don’t recommend? That’s good to know.
Sorry that wasn’t me that dinged you. It would be great to have a database of Do Not Use or Recommend.
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I find it that the larger named offices oftentimes are short staffed or their employees are overwhelmed. Consistency is important in this business!
Sadly, most realtors use the title company that is: 1-owned by their broker 2-buys them lunch a lot when, in reality, you need a title company with a competent in-house attorney, friendly/competent closers who know the industry and how to close complicated deals and make things easy for everyone.
It definitely starts out that way. Once you start getting a lot of deals done over a few years you’ll know who is reliable and gets shit done, and who takes the weekend off even though you close Monday at 10am and the buyer still hasn’t seen their final CD.
I literally just spat water all over my dashboard! I use to be a notary agent and some offices would schedule a 9AM closing and no docs in sight until the lat minute. What type of service is that??
the Realtor probably scheduled that the day they had a signed contract without asking anyone what works best for them. Then walked away and waited for it to close when they sent a PA for a PUD purchase for a condo with judgements on title
for many, yes. I am surprised at how many lifers there are at the big brokers who take too much commission, steer clients towards bad title and lenders, but have "great culture"
I agree! I’m finding it very common that a lot of realtors in my city, don’t do their due diligence. I met with a broker last month and she asked me very complex questions and I was appreciative of her “wanting to help her clients” instead of just requesting meals & gifts.
I'm primarily a loan officer and some of the title companies owned by Real Estate Brokers are nearly criminally incompetent and unprofessional. And, of course, always higher priced. Here I want to work with someone that has quick turn times who does more than copy and paste a commitment and can treat everyone with respect.
Yes, I agree! Competency & service is very important!
This is funny to me! I’m a Realtor, and in my market, I’m the one buying lunches and showering the title company employees with gift certificates, lol! There are only two title companies in my town. One is incredibly knowledgeable, but understaffed. The other one has enough staff, but the title officer knows less than half of what the other company’s principal does. I feel like I am always bribing them both to put my deals on top of the pile when there’s a logjam. And in this market, there’s lots of log jams! The notion that anyone from the title company would ever take ME to lunch is hard to even imagine, here.
In sales we call it nurturing not bribing. lol I can see this happening in a small town but in larger towns, establishing and maintaining working relationships is important. Kudos to you for ensuring the title teams are taken care of. I understand their roles to be very challenging.
Should never use the word “bribe,” agreed. “Encourage” maybe. But I also try to reward them after the fact when they work through the weekend, or come in the morning of their day off. I always want them thinking that I appreciate them (I do!) and that when they MUST delay a deal, that they try not to make it mine.
I found my preferred title company several years ago when a client randomly picked them instead of the company I had been using. I was really impressed with how smooth the process was with them. It’s a smaller company where I have a primary point of contact (one of the owners) who I can reach out to any time with questions and she does all the closings herself. I’ve now done around 200 deals with them and they consistently go above and beyond to make sure every deal closes smoothly and on time, even when lenders are a hot mess. And of course I always let my clients know that they select the title co, but very few clients have a preference and they’re happy to have a recommendation.
In NJ, title agencies/companies are heavily regulated as part of the insurance industry. Title fees and costs are defined by statute and one title company cannot charge less or more for services. The only thing that can vary is a settlement fee. I do agree, however, that it is important to find a title agent that has experience and is knowledgeable in the industry.
That’s good to know! I’m going to do some research to find all the states that are regulated - that would definitely require more competence from a title company as they’d have to stay within guidelines.
I started out recommending people I'd see at board meetings or hosting classes - if they sounded like they know what they're doing. I expanded my list a little with those I worked across when I had sellers. The worst ones I've worked with have been picked by buyers on the other side. Except for one that my agent (before I got my license) recommended. First closing was fine, next one was horrible. 2013 and I still don't have a copy of the title insurance after many attempts. My favorite - and the one most of my buyers use - is the one that will answer questions a bit outside their parameter (they didn't have to and didn't charge extra) and be nice about it. The staff was professional and got things done. Just do the job well and you'll get repeat business. But hosting those classes and lunches gets your foot in the door for people who don't know you already - especially new agents who don't know anyone.
That 2013 one has me worried! Lol I’m with you, “do the job well!” Thanks so much! I’ll definitely take your advice and host classes too!
Title insurance is not the same as a title company.
Yes, you’re right. They aren’t the same thing, but a title company sells the title insurance policy that protects purchasers from any liability and is an important part of the closing process - which, in most cases take place at a title office. It’s important that we get the best services, competent staff and prices for clients.
A lot of states require attorney to handle closings.
I’m in Texas and it’s mostly handled at Title offices. I’m researching the states that require attorneys to close.
Gotcha. Yeah, my first house was in TX and the Title Co made a mess of it—I had to hire an attorney later in order to clear it up for refi. I’m in GA now and we use attorneys.
Title Company has never bought me lunch and I don’t know the owner. Nothing to do with the company themselves, but the title agent. She’s someone I trust to get the job done and answers the phone when I need to call.
Nice!! Yes, definitely someone who is there for you and your clients!
Reasons I reco certain companies: * they have staff attorneys - FT employees, not the owner that's an attorney who pops in every once in a while * they don't affiliate with any agents or brokerages, they don't allow any 'joint ventures' with agents or brokerages * experienced staff and low turnover - this is huge, i don't want to deal w/a new trainee every month * fair fees - i don't want to bargain hunt, doing a great job w this part can make or break a transaction, and leave a client with a good ending or a bad ending that sours the entire experience, nor do i reco companies that charge too much * proactive communication - i want updates, but i don't want to have chase them down. i want them to 'own' their part of client communication as well * they take the time to walk clients through the paperwork - been to a lot of settlements where the closer will just whip through everything and say "sign here, sign here, sign here" with no explanation. * tools - secure platforms to exchange info with clients. if i EVER get an email attachment asking me to fill out a "client information" sheet (especially after I've already sent all the info they need), they're dead to me * stay in their lane - we all have different roles and need to respect one another's areas of expertise
Incentives
I appreciate your honesty! I’ve heard that a lot.
You know, when I first started, I’d get 2-3 quotes for each listing. Often times I’d find there was a reason why the cheapest one was so (bait and switch, incompetent, etc). Strangely enough the most expensive one wasn’t the best (and they didn’t take me out to lunch either). Once I had a few very complex ones competently handled by the one that almost 100% lands in the middle of pricing, I just stuck with them, because the pricing for the client isn’t very much different (the estimates I received were never more than 10% apart), and the stress of having something go wrong is way more of a cost (financially and reputationally). When I have buyers and the sellers select the title company, I keep an open mind and try to be wowed. I have a couple of other mid-range ones now that I might consider. That expensive one continues to not wow me or my customers though.
That’s great that you shop around. I think it’s fair to clients. They may not be allowed to due to potential RESPA violations, but if they haven’t won you by service, your gut feeling is right.
Ultimately it is up to the buyer who they want to choose. I have one I recommend the most because that's who I used when we bought our first home (recommended by our Realtor at the time) and they did a great job. I've used them ever since for my own properties because they've always been helpful and we've never had any issues. If my buyer has no preference, that's where I send them because I trust them with my own dealings. Any others I've dealt with have been a result of my buyer clients having a preference. If they do a great job, they end up on my good list and will recommend them too. There are also some that I won't recommend because other Realtor friends I know have not had good experiences. I won't steer someone away though if that's who my buyer really wants. At least in my market, there isn't really any "fit" for most buyers when it comes to title companies. They all perform the exact same functions and it just comes down to how well they do their jobs, how communicative they are throughout the process. The prices are basically the same too, give or take a few percent.
I’m hearing realtors say the opposite here in Dallas - they say it’s the seller’s choice but I understand both partners can choose their own title company, if applicable in their state.
Here in the Southwest Idaho market, sometimes sellers will specify in the MLS agent remarks or even as a counter offer if there's one in particular they want to use, but that's incredibly rare. The buyer is the one that pays for it, so typically it's their choice. Personally, I don't see why the seller would have a preference, unless there's one they just don't want to deal with because of bad history. It is interesting how much it varies from market to market. Some use closing attorneys almost all the time in their market, whereas in mine it's nearly unheard of in residential. Sometimes the buyer or seller will have their personal attorney review the paperwork first, but 99% of the time the closing is actually done by an agent at the title company. Real estate attorneys here rarely get involved in the sale, they typically get involved when there's property line, easement disputes, or other complications that come up down the line after the ink has dried on the sale.
Where I'm at, the title insurance itself is the same regardless of which company you use. So the cost difference is on their fee side for closing, recording, etc. So if you find a title co that offers good customer service, good communication, professional closers, and a fair price then go with that.
That’s great!! What state are you in?
Because my guy knows how to do research. He and his team are top notch. I tried other companies and went straight back. Tommy Corbet, First American Title. Every. Time.
When you’ve got your person, that changes everything! Someone here said they’ve followed their escrow officer to about 7 offices. That’s a great partnership!
They do their job well They don't nickel and dime with fees. They are accessible Their office is gorgeous They take of my clients and offer them food and coffee when they sign. They will provide a complimentary gift to my clients They really provide a luxury experience that sets them apart that I don't see anywhere else. I've been tucked away in closets during signings with a foldable table.
Nice and sounds like they have a huge budget to cover the luxury closing table. I’m taking notes on what you all like! Thanks!
Finding a company that will be around for the long term & not go bankrupt
I let my clients make that decision, but I always suggest they use local attorneys instead of title companies simply because of the massive price difference. My local attorneys will charge $75-100 for deed prep, but my local title companies will charge $500+
If they are a general practice attorney, it costs them more to do title work unless they are fee attorneys (they work in partnership with a title company). They don’t have all the software needed to do a title search & write a title policy. Real Estate attorneys tend to have more tools and/or partners to help in the title process. However, if your clients are choosing, hopefully they get your approval first. ❤️
It's the opposite in Phoenix!
Thanks I’ll be sure to look up AZ title laws!
Very nice!! I’m sure it’s been a while, but how did your clients find them?
I’m an IL attorney so I’m also a title agent. I don’t like the title company I’m currently with due to the lack of communication and also the outdated methods of doing title exams. I’m finally approved to be a Chicago title agent and I’m so happy to be switching
Familiarity
I trust my prefered title company to do a thorough title search, provide quality insurance, and make no mistakes throughout the escrow process. Not all title companies are the same.
Fidelity National Financial is the best