Most buyers don’t choose their title company. They default to whoever the agent recommends. Sometimes that works out. Other times it creates delays, miscommunication, or worse—title issues that don’t show up until it’s too late.
This isn’t just another service provider. This is the group responsible for validating ownership, clearing title, holding your money, and recording the deal. If they fail, the transaction fails.
Here’s how to evaluate your options and choose a title company that treats the deal like it matters.
Understand What They’re Responsible For
The title company coordinates the legal side of the closing. They perform the title search, issue the title commitment, prepare legal documents, hold escrow funds, and submit everything to the county for recording. Every signature, wire, and timestamp runs through them.
If they’re good, the process feels smooth. If they’re not, every task becomes a bottleneck. You may never even know what went wrong—you’ll just know that your deal is off track.
Still unsure what their role covers? Start with What Does a Title Company Actually Do?
Ask Who’s Actually Handling the File
You want to know if the file is being handled in-house or outsourced. Ask who’s doing the title search. Ask who’s preparing documents, verifying wire instructions, and clearing conditions. Find out if they’re licensed and where they’re located.
Some title companies push volume through a third-party network, often relying on non-local or out-of-state processors to handle details.
In one example, a seller’s prior mortgage wasn’t released correctly. The national title company never noticed because the team reviewing it didn’t recognize the formatting from that Florida county’s release documents. The deal failed to fund on time.
If the person handling your title search can’t tell the difference between a paid-off lien and an unreleased one because they’ve never seen your jurisdiction’s forms, they’re not the right company.
Look for Local Knowledge
Florida closings come with their own complications. Recording offices can reject a file for spacing, margin size, or missing municipal lien documentation. Homestead exemptions create additional legal and tax implications. Cities like Miami, Orlando, and Tampa all have different enforcement standards when it comes to deed formatting and pre-close reviews.
Ask which counties they serve most often. Ask how often their files are rejected at recording. If they can’t answer—or they avoid giving examples—you’re likely dealing with a company that isn’t built for your state.
We’ve seen local closings delayed because the deed template used was based on another state’s layout. The county clerk refused to record it, and the title company didn’t notice until three days after closing. That buyer had already moved in. Their ownership was still in limbo.
Test Their Communication
Title companies should be proactive about timelines. You need to know if your loan documents have been received, if disbursements are scheduled, and whether the municipal search came back clean. If you’re chasing updates, something is wrong.
A solid company assigns a specific closer or processor to your file. They send email updates at key milestones. You don’t get routed through a general inbox. You don’t have to guess who to ask.
Ask what their process is for updates. Ask what hours they respond. Ask whether the person answering your questions is the one managing your file.
If their answer is “someone will get back to you,” find someone else.
Evaluate Their Turnaround Time
You’re not asking for same-day processing. You’re asking for a clear timeline and evidence that they hit it. Ask how long it takes them to issue title commitments. Ask how quickly they turn around corrections. Ask how they deal with last-minute lender conditions.
It’s one thing to say “we’ll try.” It’s another to show how they’ve hit timelines on files just like yours.
We’ve worked with clients who lost their rate lock because a title company waited until the day before closing to start addressing title defects that were visible from day one. No one flagged it, no one followed up, and the buyer paid the difference.
Confirm Their Escrow Practices
Ask what system they use for verifying account numbers. Ask whether they confirm wire instructions by phone. Ask how they store or share sensitive data.
Wire fraud is a daily occurrence in the real estate industry. It happens when a hacker intercepts email instructions and changes the account details. The buyer wires funds to the wrong account, and the money is gone.
A legitimate title company should have a written policy for wire verification. If they don’t bring it up before you do, that’s a problem. If they brush it off or sound vague, they’re not prepared to protect you.
Ask for a Closing Checklist
You should receive a list of requirements before closing. It should include who is signing, where and when the appointment is scheduled, what form of ID is needed, and whether any last-minute items need to be collected.
If your first real contact with the company is the morning of closing, it’s too late. That’s how errors get missed and wires are delayed.
We’ve seen deals fall apart at the table because the title company failed to request a spouse’s signature on a homestead release. The seller wasn’t even there. The whole closing was rescheduled.
Final Thoughts
The title company runs the closing. Not just on paper, but through the wires, the documents, and the recording office. If they miss a step, the consequences fall on you.
You don’t have to settle for whoever’s next in line. You have the right to choose. Use it.
Want a partner who knows the local rules and doesn’t waste your time? Talk to us.
Want to preview your title costs before you commit? Use the rate calculator.