The refinance experience is only as fast as its slowest step, and title insurance has traditionally been one of the least understood steps in the process – and, therefore, perceived as one of the most unpredictable. But the right technologies are making it possible to deliver instant title decisions for qualified files, reducing cycle times, operational drag, and most importantly, borrower frustration.
When done right, instant title is a win for both lenders and borrowers: it allows clear-to-close files to move forward faster, helps teams focus on the transactions that need more attention, and provides early transparency into what’s holding up the process. It’s a critical piece of the broader modernization puzzle and a foundational step toward the seven-day refinance.
But here’s the caveat: not all instant title products are created equal. And remember that despite conversation around title waivers as a way to reduce borrower costs, they come with risk, and frequently, no true cost savings – and uneven application could introduce bias into the system.
What powers real-time title? Data and discipline
Speed is only an asset when it doesn’t invite risk, which means instant title decisions are only as reliable as the data and the provider that supports them.
That’s why lenders should evaluate not just whether a title partner offers instant decisions, but how those decisions are made, and the experience and capabilities of the provider themselves. Specifically:
- What is the source and scope of their data? Best-in-class systems draw on decades of title-grade data with coverage across thousands of counties and property types.
- What’s the provider’s claims history? A long-term proven track record of minimal claims indicates accuracy, thoughtful risk filtering, and underwriting discipline behind the technology.
- How is complexity assessed? Lenders have the opportunity to fast-track clean files, while routing higher-risk conditions for deeper review. Systems should deliver that decision in real time and base it on a true search and analysis of data, not a best guess.
How decisions are delivered matters, too. When lenders receive title information as data, rather than PDFs, it drastically reduces the likelihood of errors. In workflows where each mistake can add days of delay per file, this process change can result in extraordinary time savings.
By contrast, lenders that receive title information integrated directly into their workflows have automated this process and cut error rates. That shift reduces risk, improves data integrity and unlocks significant time savings.
Moving fast without cutting corners
Borrowers, and therefore lenders, need speed with certainty. That’s why it’s worth asking the tough questions about a title provider’s data sources, depth of historical data, loss ratios, fallback procedures, financial stability and track record.
When complexity is triaged early and reliable title decisions come back in seconds, lenders can focus their teams on the right files, reduce post-close surprises, and create a refinance experience that meets the moment.
In a market where borrowers expect more and timelines are tighter, high-quality instant title isn’t just a technology upgrade. It’s a competitive advantage.
Read Part I of this series here: Making the 7-day refi reality: Why now is the time to modernize the mortgage process
Kiran Vattem is the Chief Digital & Technology Officer at ServiceLink.
This column does not necessarily reflect the opinion of HousingWire’s editorial department and its owners. To contact the editor responsible for this piece: zeb@hwmedia.com.
