Title Direct

Title Direct (QTD) is a central desk for default title orders. Servicer teams and foreclosure attorneys place every title order through it, and it routes orders to the title vendors the servicer has chosen. Because every order passes through one place, Title Direct can stop a duplicate order before anyone pays for it, and every title it receives is kept on the loan for later use.

What happens to an order

Each order is checked against the titles already on file for the property before a vendor is called:

Step	Question	If yes	If no
1	Existing order? Has title already been ordered on this property?	Go to step 2	Request a new title from a vendor
2	Pending order? Is that order still open?	Reject the new order and tell the requester an order is already open	Go to step 3
3	Can reuse? Does the title on file still apply?	Deliver the title on file	Go to step 4
4	Update eligible? Is an update enough?	Request a title update from a vendor	Request a new title from a vendor

When an open order already exists, the new order is rejected with the reason “Open order exists”, and no second order is placed. Reuse and update eligibility follow rules agreed with each servicer.

After a vendor fulfills the order, Title Direct stores the title and delivers it to the requester. Results can arrive in more than one delivery: an acknowledgement first, then the title, then later curative updates and date-downs on the same order.

What you can do with an order

Action	What it does
Order title	Places a new title order for a loan and property. Title Direct returns its own title ID, which every later action uses.
Request an update	Asks for an update to an existing title, such as a date-down or a publication endorsement, with instructions and the scheduled sale date.
Send an inquiry	Sends a message about an order to the team working it.
Cancel	Closes an order, with a reason.

Title products

Each order names a process type (for example, Foreclosure) and a product category (for example, ForeclosureReport), so orders and results stay separated by the function that ordered them. The products offered are:

• Foreclosure title
• Foreclosure updates, such as date-downs and publication endorsements
• Deed-in-lieu title
• Loan modification lien verification

The process types and product categories available to you are set up when you start using Title Direct.

What comes back

Every title arrives as documents plus structured data, so you can read the title and automate on it:

Part	Contents
Documents	The title product (PDF) and supporting documents such as affidavits and backup documents
Title summary	Product, vendor order number, received date, estimated completion, and the title clearance grade
Vesting	Current and original vesting, as reported by the vendor
Recorded documents	Deeds of trust, mortgages, assignments, modifications, and other recorded instruments, with recording date, document number, book and page, and the parties to each (trustor, trustee, beneficiary, mortgagor, mortgagee, assignor, assignee, grantor, grantee)
Liens and curative items	Each title issue, such as a senior open mortgage or an assignment issue, with its status, who is curing it, follow-up and clear dates, and notes
Taxes and fees	Ledgers of open taxes by tax year, recording fees, and product fees, with a balance and good-through date
Messages	Order confirmations, inquiry and update acknowledgements, and date-down results

In QBO, each title is a Title record on the property, linked to the loan’s process, with the documents attached and the vendor’s original data kept with it. See the End user view for how to read a title.

Who sees what

• Servicers, attorneys, and investors on a loan can all see its title. A title is visible to an outside user only if that user’s group has been given access to the loan; see Security for how extranet access works.
• Order events can be sent to other systems working the same loans. Each subscription belongs to the subscriber’s credentials, and new-order events can be narrowed by agency, servicer, state, city, postal code, process type, or product category. See the Developer view.

Choose your view

Use the buttons under the page title. End user covers reading a title and its curative items, taxes, and fees; Developer covers ordering, updating, inquiring, and cancelling through the API, and subscribing to title events.

For capabilities and benefits by role, see the Title Direct product page. Title Direct works alongside the attorney reporting systems Quandis runs for the agencies: Attorney Data Reporting (ADR) and the Default Reporting Application (DRA). For the wider picture, see default servicing on QBO.