Title Direct

Title Direct is reached through the Quandis events hub, which accepts your requests, delivers them to Title Direct, and tracks each one as a hub transaction. Requests are JSON; results come back as Title Direct’s XML, plus a typed JSON form. The hub publishes an OpenAPI specification with the full schemas; Quandis provides the host and your API keys at onboarding.

How a request works

1. You submit one of the four operations below.
2. The hub answers 202 Accepted with a transactionId. Title Direct has not been called yet.
3. The hub delivers the request to Title Direct in the background, retrying as the operation allows.
4. You get the result by polling the transaction, or by subscribing to events (see Events).

Authenticate

Send your access key and secret key in the X-ApiKey header, or a bearer token exchanged for them.

X-ApiKey: {accessKey}:{secretKey}
Idempotency-Key: 7f3a8e2c-9b41-4d6f-a812-5c93e6fa4d10
Content-Type: application/json

Operations

Operation	Purpose	Idempotency-Key	Attempts	Ends at
RequestTitleOrder	Place a new title order	Required	1	AwaitingCallback, then Completed when the title arrives
UpdateTitleOrder	Request an update, such as a date-down or publication endorsement	Required	Up to 3	Completed
OrderInquiry	Send a message about an order	Optional	Up to 6	Completed
CancelTitle	Cancel an order	Required	1	Completed

Generate a new Idempotency-Key (a GUID works) for each new request, and reuse it only to retry the same request. A retry with the same key returns the original transaction instead of placing a second order. If you lose the 202 response, you can look the transaction up by its idempotency key.

Ordering and cancelling get a single attempt because they change state at the vendor. If one fails, Quandis can retry it for you; don’t resubmit with a new key unless you have confirmed the first attempt failed.

Request envelope

Every operation takes the same envelope: your own reference in correlationId and the operation’s fields in payload.

{
  "correlationId": "your-case-12345",
  "payload": { }
}

RequestTitleOrder

{
  "correlationId": "your-case-12345",
  "payload": {
    "clientTitleID": "T-100045",
    "orderSource": "Example Servicing System",
    "agency": "Example Agency",
    "servicer": "Example Servicer",
    "servicerSubscriberID": "example.com-Organization-Servicer-100",
    "attorney": "Example Law Firm",
    "attorneySubscriberID": "example.com-Organization-Attorney-200",
    "property": "100045",
    "address": "123 Main St",
    "city": "Springfield",
    "state": "CA",
    "postalCode": "90000",
    "propertySubscriberID": "example.com-Property-100045",
    "loan": "100045",
    "upbAmount": "150000.00",
    "originalBalance": "200000.00",
    "loanSubscriberID": "example.com-Loan-100045",
    "borrower1": "Doe, Jane",
    "borrower1SubscriberID": "example.com-Borrower-300",
    "foreclosure": "FC-100045",
    "title": "FC - 100045",
    "titleSubscriberID": "example.com-Title-400",
    "processType": "Foreclosure",
    "requestProductCategoryType": "ForeclosureReport",
    "titleTemplate": "Foreclosure Title",
    "titleClientSubscriberID": "example.com-Organization-Client-500"
  }
}

Every field shown is required except agency. Missing fields return 400 with each one listed.

Group	Fields	Notes
Order	clientTitleID, orderSource	clientTitleID is your own title key (up to 100 characters). It is echoed back on results and events.
Agency	agency, agencySubscriberID, agencyContact, agencyFirstName, agencyLastName, agencyAddress, agencyCity, agencyState, agencyPostalCode	All optional
Servicer	servicer, servicerSubscriberID (required); servicerContact, servicerLabelMember, servicerLabelSubscriberID
Attorney	attorney, attorneySubscriberID (required); attorneyContact, attorneyAddress, attorneyCity, attorneyState, attorneyPostalCode, attorneyPhone, attorneyEmail, attorneyLabelMember, attorneyLabelSubscriberID
Property	property, address, city, state, postalCode, propertySubscriberID	All required
Loan	loan, upbAmount, originalBalance, loanSubscriberID (required); agencyLoanID, servicerLoanID
Borrowers	borrower1, borrower1SubscriberID (required); borrower1Contact, borrower1FirstName, borrower1LastName, borrower1USSSN; the same fields for an optional borrower2	SSNs are 9 digits, with or without dashes
Title	foreclosure, title, titleSubscriberID, processType, requestProductCategoryType, titleTemplate, titleClientSubscriberID (required); titleVendor	titleVendor is optional free text, up to 255 characters
Attachments	attachments[]: content (required), name, fileType, contentType, description, attachmentId, encodingType, binaryEncodingType	Up to 50 per order, about 10 MB each. content must be Base64 with no line breaks or whitespace.

The …SubscriberID fields are your stable keys for each party and record. Use the same value every time you refer to the same loan, property, or party.

Order accepted or rejected

When Title Direct accepts the order, it returns its own title ID:

<OrderConfirmation>
  <TitleID>1978</TitleID>
  <Status>Order Received</Status>
</OrderConfirmation>

The transaction moves to AwaitingCallback, and the title ID appears as vendorCorrelationId on the transaction and as qtdTitleID in responsePayload.data. Keep it: every later operation on this title needs it as qtdTitleID. Your own correlationId is returned unchanged.

If an order is already open on the property, Title Direct rejects the new one:

<OrderRejection>
  <TitleID>1978</TitleID>
  <Status>Error</Status>
  <Error>Error - Open order exists.</Error>
</OrderRejection>

The transaction then fails with error code QTD_REJECTED, and the QTD.TitleOrderRequested event carries IsRejected: true.

UpdateTitleOrder

{
  "payload": {
    "clientTitleID": "T-100045",
    "qtdTitleID": "1978",
    "title": "FC - 100045",
    "updateType": "PUBLICATION ENDORSEMENT",
    "updateInstructions": "Publication endorsement through the scheduled sale date",
    "scheduledSaleDate": "2026-06-15"
  }
}

Field	Notes
clientTitleID, qtdTitleID, title	Required. Identify the title.
updateType	Required. The kind of update, such as a publication endorsement or date-down. Agree the values with Quandis.
updateInstructions	Required. Up to 4,000 characters.
scheduledSaleDate	Optional.

OrderInquiry

{
  "payload": {
    "clientTitleID": "T-100045",
    "qtdTitleID": "1978",
    "messageID": "MSG-9001",
    "template": "Order Inquiry",
    "message": "Status of curative items",
    "bodyText": "Please confirm when the assignment issue is expected to clear.",
    "bodyHTML": "<p>Please confirm when the assignment issue is expected to clear.</p>"
  }
}

clientTitleID, qtdTitleID, messageID, template, message, and bodyText (up to 8,000 characters) are required. bodyHTML (up to 16,000 characters), object, objectID, subscriberID, and dateAdded are optional. The vendor’s acknowledgement arrives later as a message on the title.

CancelTitle

{
  "payload": {
    "qtdTitleID": "1978",
    "title": "FC - 100045",
    "closedReason": "Client Cancellation Request",
    "agencyLoanID": "100045"
  }
}

qtdTitleID, title, and closedReason (up to 500 characters) are required; subscriberID and agencyLoanID are optional.

Updates, inquiries, and cancellations return an import result: success, warning, and error counts, a service request ID, and an entry for each record changed.

Results

Title results arrive from Title Direct after the order is placed, often in several deliveries on the same order. Each delivery updates the transaction, which keeps both the typed JSON (responsePayload) and the original XML (rawResponsePayload). A delivery is an ImportCollection, shaped like this (trimmed):

<ImportCollection>
  <LoanItem>
    <AgencyLoanID>100045</AgencyLoanID>
    <Titles>
      <TitleItem>
        <TitleID>1978</TitleID>
        <ClientTitleID>T-100045</ClientTitleID>
        <Title>FC - 100045</Title>
        <Status>Complete</Status>
        <ReceivedDate>2026-03-02T19:50:15</ReceivedDate>
        <RequestProductCategoryType>ForeclosureReport</RequestProductCategoryType>
        <RequestActionType>Datedown</RequestActionType>
        <VendorOrderIdentifier>600001</VendorOrderIdentifier>
        <TitleClearanceGradeIdentifier>A</TitleClearanceGradeIdentifier>
        <ProcessType>Foreclosure</ProcessType>
        <Attachments>
          <AttachmentItem>
            <Attachment>Title Product</Attachment>
            <FileName>TitleProduct.pdf</FileName>
            <Content>JVBERi0x…</Content>
          </AttachmentItem>
        </Attachments>
        <Contacts>…</Contacts>
        <Forms>…</Forms>
        <Ledgers>…</Ledgers>
        <Messages>…</Messages>
      </TitleItem>
    </Titles>
    <Transactions>…</Transactions>
    <PublicRecords>…</PublicRecords>
  </LoanItem>
  <ObjectLinkItem>…</ObjectLinkItem>
</ImportCollection>

Element	Contents
TitleItem	Title summary: Title Direct’s TitleID, your ClientTitleID, status, product, vendor order number, estimated completion, clearance grade
Attachments	Title documents, Base64 in Content
Contacts	Parties named on the title, with a ContactType such as Trustor, Mortgagee, or Grantee
Forms	Curative items and curative data: status, curing party, notification, follow-up, projected and actual clear dates, notes, vesting, and grades
Ledgers	Taxes and fees: balance, good-through date, and lines with type, amount, status, and transaction number
Messages	Confirmations, acknowledgements, and date-down results
Transactions	Recorded documents: type, document number, recording date, book and page
PublicRecords	Public records such as deeds, modifications, and vesting information
ObjectLinkItem	Links between recorded documents and their parties

The results use the same import format as QBO imports, so a QBO installation can import them as title records with their documents and ledgers.

Status on the title drives the transaction status:

Status	Transaction status
Complete, Closed	Completed
Cancelled	Cancelled
Error	Failed
Anything else	In progress

Events

Subscribe to Title Direct events with a webhook subscription. Each subscription names its event types, a target URL, optional headers for your endpoint, and optional dataPointFilters on the event’s data points. Set includePayloads to receive the request and response bodies in the webhook instead of polling for them.

{
  "subscriberName": "Title events, California and Texas",
  "eventTypes": ["QTD.TitleOrderRequested"],
  "dataPointFilters": {
    "conditions": [
      { "key": "ProcessType", "operator": "EqualTo", "value": "Foreclosure" },
      { "key": "State", "operator": "In", "value": "CA,TX" }
    ]
  },
  "notificationMethod": "Webhook",
  "targetUrl": "https://example.com/title-events",
  "targetHeaders": { "X-Example-Auth": "…" },
  "retryCount": 3,
  "retryDelaySeconds": 30,
  "includePayloads": true
}

Event	When	Filter keys
QTD.TitleOrderRequested	An order was sent to Title Direct (accepted or rejected)	ClientTitleID, State, City, PostalCode, Agency, Servicer, ProcessType, RequestProductCategoryType, IsRejected
QTD.TitleOrderUpdated	An update request was sent	ClientTitleID, QTDTitleID
QTD.OrderInquiryCompleted	An inquiry was sent	ClientTitleID, QTDTitleID
QTD.TitleCancelled	A cancellation was sent	QTDTitleID
QTD.SubmissionReceived	Any result delivery arrived	QTDTitleID, ClientTitleID, SequenceNumber, TitleItemStatus
QTD.OrderUpdated	The order’s status changed, but it isn’t finished	QTDTitleID, ClientTitleID, SubmissionCount
QTD.OrderCompleted	The order reached a completed status	QTDTitleID, ClientTitleID, SubmissionCount

The general Transaction.Succeeded event also fires when a title order completes, and carries both title IDs in its body, but you can’t filter it on them. Filter on the QTD.* events instead. ClientTitleID can be missing from result events when the delivery didn’t include it.

Parameters

The fields shown are the commonly used ones. Check the events hub’s OpenAPI specification for the full request and response schemas before relying on less common fields.