One desk, your preferred vendors
Every title order goes through Title Direct and is load-balanced across the title vendors you choose, by the rules you set.
Quandis Title Direct (QTD) · Centralized title ordering
Every title order through one desk. Pay for each title once.
Default, foreclosure, and REO teams all need title, often on the same loan. Title Direct catches duplicate orders, reuses or updates titles you already have, and routes the rest to your preferred title vendors. Faster timelines, better information.
- 01Existing order?Has anyone already ordered title on this property?
- 02Still pending?If so, tell the requester instead of ordering twice.
- 03Reusable?Deliver the title already on file when it still applies.
- 04Update eligible?Order a cheaper update instead of a full new title.
Vendor-neutral by design
Title Direct doesn’t sell title. It sits between your teams and the title vendors you already use, so the rules about who orders what, from whom, and when are yours, and every title lands in one place.
Centralized title ordering
Fewer orders, faster files, and the title on the loan for good.
The title products default needs
Foreclosure title, foreclosure updates such as date-downs and publication endorsements, deed-in-lieu title, and loan modification lien verification.
Duplicate check across departments and vendors
Before a vendor is called, Title Direct checks for an existing or pending order on the property, whichever team or vendor placed it.
Updates when the rules permit
When an earlier title is close enough to reuse, Title Direct requests an update automatically instead of a new search.
The PDF and the data
Each title comes back as the vendor’s PDF plus structured data: vesting, recorded documents, liens, taxes, and fees, ready for downstream automation.
For the life of the loan, with KPIs
Title PDFs and data stay available on the loan for as long as you service it, and dashboard analytics track your title KPIs.
How an order flows
Four questions before anyone pays for a title.
Each order passes through the same decisions, between your teams, Quandis, and your title vendors. A vendor is called only when no usable title exists.
01Customer ·Title ordered
A servicer team, attorney, or department orders title on a loan.
02Quandis ·Existing order?
- Yes
- check whether it is still pending (step 3)
- No
- request a new title from a vendor (step 6)
03Quandis ·Pending order?
- Yes
- tell the requester an order is already pending; nothing new is ordered
- No
- check whether the title on file can be reused (step 4)
04Quandis ·Can reuse?
- Yes
- deliver it from the title database (step 8)
- No
- check whether an update is enough (step 5)
05Quandis ·Update eligible?
- Yes
- request a title update (step 6)
- No
- request a new title (step 6)
06Title vendor ·Request new title or title update
Routed to one of your preferred title vendors.
07Title vendor ·Deliver title product
The vendor returns the title PDF and data.
08Quandis ·Store in the title database
PDF and data are kept with the loan and property.
09Quandis ·Deliver title
To the requester, and to every party entitled to see it.
10Customer ·Title received
Benefits
Everyone on the loan sees the same title.
When servicers, attorneys, and investors all see title issues as they’re found, costly title defects get caught before they delay a sale. Row-level extranet security keeps each party to the loans they work on.
Servicers
Default, foreclosure, and REO teams all order title. Title Direct makes sure you pay for each title once.
- Fewer duplicate orders
- Catch the second order on a property before it reaches a vendor, even when another department or vendor placed the first.
- Rules-based ordering and delivery
- Decide which vendors receive which orders, and when an update replaces a new search.
- Orders separated by function
- Keep default, foreclosure, and REO title orders and results apart, so each team sees its own work.
- A standard cost per product
- The same title product costs the same whichever of your vendors fills it, which makes budgets predictable.
Foreclosure attorneys
- Title in the file from day one
- Order title on referral, or receive the title already on the loan, instead of starting a new search.
- Updates before the sale
- Request date-downs and publication endorsements against the original order as the sale date approaches.
- Order status without the phone calls
- Check order status or cancel an order through the same channel you placed it.
Investors
- Insight into title issues
- See title issues on the loans you own, early enough to act on them.
- Events, filtered to your loans
- Subscribe to title order events by agency, servicer, state, or process type, and receive them in your own systems.
Title vendors
- One integration, many clients
- Receive orders and return results through one connection instead of one per servicer.
- Structured results
- Return the title PDF with structured data, which servicers can act on without re-keying.
Ecosystem
Between the people who order title and the people who produce it.
Order and receive
- ServicersDefault, foreclosure, and REO teams
- AttorneysForeclosure counsel working the file
Hosted by Quandis
Title Direct
- Duplicate, reuse, and update checks
- Vendor load balancing
- Title database: PDF and data
- KPIs and dashboards
Fulfill
- Title vendorsThe title providers you choose
- Attorney title-opinion vendorsAttorney-issued title opinions
Real estate events hub
Title order events flow through the Quandis events hub to the other systems that work the same loans:
- ADR · Freddie Mac
- DRA · Fannie Mae
- a360 case management
- Your systems, by webhook
Attorney Data Reporting (ADR) for Freddie Mac and the Default Reporting Application (DRA) for Fannie Mae are built on QBO, the same platform as Title Direct. See how they fit into default servicing on QBO.
Subscribers can filter title events by agency, servicer, state, or process type. Browse industry system integrations and webhook and event integrations.
Cost-benefit example
Where the savings come from.
Three sources: duplicate orders you never pay for, updates in place of full searches, and REO properties that reach disposition sooner because the title is already in hand.
| Assumptions (illustrative) | |
|---|---|
| Default titles ordered per month | 1,000 |
| New title cost | $350 |
| Title update cost | $100 |
| Orders caught as duplicates | 5% |
| Orders filled by an update instead | 5% |
| Defaults that go to REO | 15% |
| REO timeline reduction | 10 days |
| REO carrying cost, per property per day | $100 |
| Savings per month | Calculation | Amount |
|---|---|---|
| Duplicate orders eliminated | 1,000 × 5% × $350 | $17,500 |
| Updates instead of new titles | 1,000 × 5% × ($350 − $100) | $12,500 |
| Shorter REO timeline | 1,000 × 15% × 10 days × $100 | $150,000 |
| Total, under these assumptions | $180,000 | |
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FAQ
Title Direct questions
What is Quandis Title Direct?
Title Direct (QTD) is a centralized title ordering service for mortgage servicers. Every title order goes through one desk, which checks for duplicates, reuses or updates existing titles when the rules permit, and routes new orders to your preferred title vendors.
Which title products can I order?
Foreclosure title, foreclosure updates (such as date-downs and publication endorsements), deed-in-lieu title, and loan modification lien verification.
How does the duplicate check work?
Before any vendor is called, Title Direct looks for an existing order on the property. If one is still pending, the requester is told so and no second order is placed, even if another department or vendor placed the first one.
When does Title Direct order an update instead of a new title?
When an earlier title on the property can’t be reused as is but is eligible for an update under your rules, Title Direct requests an update from a vendor instead of a full new search.
Do I keep my current title vendors?
Yes. Title Direct load-balances orders across the title vendors you choose. It routes orders; it doesn’t replace your vendor relationships.
What do I get back with each title?
The vendor’s title PDF plus structured data, such as vesting, recorded documents, liens, taxes, and fees, kept on the loan for its whole life and available for downstream automation.
Who can see a title once it’s delivered?
Every party to the loan who is entitled to it: servicer teams, attorneys, and investors. Row-level security keeps each party to the loans and functions they work on.
Is my data secure?
The QBO platform has a SOC 2 Type 2 attestation report from A-LIGN, and the information security management system that protects it is certified to ISO 27001:2022. Security documentation is available in the Quandis Trust Center.
Like every Quandis product, Title Direct is built from QBO building blocks, including QBO rules and QBO workflow. Need status checks before a foreclosure step too? See Military Search for SCRA checks.
Documentation
Read a title in QBO, and integrate orders, updates, inquiries, and events.
Read the Title Direct guide →Built on QBOTitle Direct runs on the same orchestration platform as everything Quandis builds — cases, documents, rules, audit trails, and partner-safe security included.
Explore the QBO Platform →