Underwritten by Stewart Title Guaranty Company & WFG National Title Insurance Company

Price your policy with IRIS
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For Institutional Lenders

Title Intelligence for Institutions

Ownership, liens, and judgments: known before the rate is locked, not after.

Order at the disclosure moment and IRIS℠ delivers the record while your rate lock has its full runway. Initial response within 24 hours.

Every file arrives with the record already read, your reviewers start at judgment, not discovery.

Start Your Order — $149Read the case first
Underwritten by Stewart Title Guaranty Company & WFG National Title Insurance Company

For conforming lenders, portfolio banks, and credit unions. Every loan runs on two calendars, the rate lock and the post-closing delivery timeline. Both sit downstream of a clean title record that has to be known early, not confirmed late.

A credit analyst reviewing a document beside financial screens

Built for institutional lendersLoan officers, processors, underwriters and credit teams at banks and credit unions.

SECTION 1

The Institutional Lender's Operational Reality

Every conforming loan runs on two calendars at once. The rate lock commits pricing to the borrower for 30, 45, 60, or 90 days. The post-closing delivery timeline commits the loan to Fannie, Freddie, or the portfolio investor on that same clock. Blow past either one and it costs money, lock extension fees, worst-case pricing, or pair-off penalties from the investor.

Title work sits inside both calendars. The loan does not clear to close until the title commitment is delivered, any title clearance work is resolved, and the lender's title policy language is agreed. If title does not get ordered until conditional approval or when the closer picks up the file, the lock is already halfway used up, and every day of title clearance work eats into what is left.

The requirements themselves are known. Conforming loan requirements are documented. Portfolio overlays are documented. Closing package specs are documented. What is not predictable is when title work starts on any given file, and that variable is what pushes closings past the lock.

SECTION 2

What Pre-Policy Intelligence℠ Is and What the $149 Order Does

Pre-Policy Intelligence begins the title process after the Loan Estimate has been delivered and the borrower has indicated intent to proceed, at the earliest point the file can be opened, after Loan Estimate delivery and the borrower's intent to proceed. Work on the property begins the moment the order is received, ownership examination, lien identification, encumbrance disclosure, judgment and tax review, and legal description verification. Every party to the transaction sees the same record simultaneously, the loan officer, the processor, the underwriter, the closer, the borrower, and the seller.

From that moment, the file has forecasting capability. Underwriting knows the title record before conditional approval. The lock is set against a title reality the file already understands, not against a title reality the file discovers three weeks later.

One company, one file, one relationship

Intelligent Title opens your file at day one and issues the policy that closes your deal, one company, one file, from application through funding. Pre-Policy Intelligence launches the full title package that follows: the preliminary commitment, title clearance work, municipal and special searches, survey coordination, program specific endorsements, and the final owner's and lender's policies.

Intelligent Title·Pre-Policy IntelligenceWithin 24 hours

Ordered at intent to proceed. Back within 24 hours.

What comes back in the initial response

  • OwnershipWho holds title of record.
  • LiensRecorded mortgages and other liens.
  • EncumbrancesEasements, restrictions and other recorded matters.
  • Judgments and taxesRecorded judgments and property tax status.
  • Legal descriptionThe recorded description of the land.
Order Pre-Policy Intelligence — $149Read the case first$149, credited in full against the premium when the file closes with an Intelligent Title policy.
Brick townhomes with front stoops on a tree-lined street
Residential lendingSingle-family, multifamily, mixed use, retail, industrial, hospitality and land: the same $149 search and examination for every property and transaction type.
SECTION 3

Why the Timing Matters, Lock Periods and Closing Calendars

Take a 45-day lock as the base case. Processing collects and verifies borrower documentation. Appraisal is ordered. Conditional approval issues around day 15 to 20. Closing is scheduled around day 30 to 35. Post-closing delivery to the investor clears by day 45 or the lock is at risk.

In the conventional sequence, title is often ordered at conditional approval, day 15 to 20, leaving 15 to 20 days for the commitment to issue, clearance to resolve, endorsements to be finalized, and the policy to be ready. When a file surfaces a defect at commitment, an unreleased prior lien, a survey discrepancy, a missing heir on a chain-of-title conveyance, that 15-day window disappears. The lock extends, worst-case pricing hits, or delivery slips.

Stage Conventional Sequence With Pre-Policy Intelligence
Application / Lock Title not yet ordered. Pricing locked against unknown title record. Pre-Policy Intelligence link in application package. Borrower orders same day.
Day 1–2 No title activity. Processing begins verifying borrower income and assets. Title file opened. Ownership, liens, encumbrances, and judgment status delivered to all parties.
Weeks 1–3 Processing and appraisal advance. Title unopened. Conditional approval issued against unverified collateral. Preliminary commitment issued. Title clearance work begins. Endorsements drafted. Survey coordinated.
Weeks 3–6 Title ordered at conditional approval or when the closing is scheduled. Any title clearance work compresses lock runway. Title defects cleared. Final policy language agreed. File clean for closing and post-closing delivery.
Closing / Delivery Lock extension, worst-case pricing, or delivery slip risk. Closes inside the lock. Delivers on schedule.
SECTION 4

How It Enters Your Workflow, Running in Parallel

The mechanism is straightforward. The Pre-Policy Intelligence order link belongs in the Loan Estimate delivery package or in the intent-to-proceed confirmation workflow. The borrower orders and pays $149 for the title search and examination, credited toward the title insurance premium when the file closes with an Intelligent Title policy. Pre-Policy Intelligence work begins the moment the order is received. Initial response is targeted within 24 hours of order.

Structurally, this runs in parallel. Every loan has parallel workstreams, the lender orders appraisal, processing begins verification, the borrower produces documentation, disclosures issue. Title has traditionally waited for conditional approval or later. Pre-Policy Intelligence shifts that pattern. It puts title in the borrower's hands at the Loan Estimate + intent-to-proceed moment, one more item on the list the borrower is already working through, and it starts moving on the same clock as everything else.

The five-step institutional flow
  1. Loan officer includes the Pre-Policy Intelligence order link in the application package or LE delivery.
  2. Borrower completes the order and $149 payment for the title search and examination.
  3. Intelligent Title opens the file on receipt of the order and delivers the report to all parties. Initial response is targeted within 24 hours.
  4. Processor and underwriter see the title record before conditional approval, not after.
  5. File continues through commitment, clearance, endorsements, survey, and final policy, with Intelligent Title from application through funding.

The second effect is on borrower engagement. When title is opened at the disclosure moment, the borrower understands from day one that title is a real workstream, not a formality that happens the week of close. Encumbrances or defects, when they exist, surface early. No lost earnest money. No closing table renegotiation. The loan officer who put the link in the Loan Estimate delivery package is the reason the borrower closes on the price the lock quoted.

SECTION 5

What Your Team Gains When Pre-Policy Intelligence Is in the File From Day One

Processing and closing team

Conditional approvals issue against known title reality. Closing operations stops working in the dark on collateral status. Title clearance work is scheduled with runway instead of triaged when the closing is scheduled. Lock extensions and worst-case pricing events decline because the file is on schedule.

Credit and post-closing team

Post-closing delivery pipelines run with tighter forecasting. Pair-off exposure drops. Portfolio and conforming files meet delivery specs on the first attempt. Files that will not clear title exit early instead of consuming underwriting capacity.

Borrower and seller

Borrowers close on the price the lock quoted. Sellers know clearance requirements early enough to resolve them without renegotiation. The lender's rate sheet is the price the borrower pays, the difference between a lender the borrower returns to and one they replace on the next transaction.

SECTION 6

Where It Applies

Pre-Policy Intelligence applies to any institutional transaction involving real property where a title policy is issued, including:

SECTION 7

How the Institutional Lender Serves the Client

The institutional lender is the borrower's advocate through the loan process. Handing the borrower a Pre-Policy Intelligence link at the Loan Estimate + intent-to-proceed moment is not an upsell, it is professional guidance from a lender who knows how the closing calendar actually runs.

The positioning to the borrower

"To close inside your rate lock, we ask every borrower to place a Pre-Policy Intelligence order after receiving the Loan Estimate and indicating intent to proceed. It is $149 for the title search and examination, credited in full against the title insurance premium when we close with an Intelligent Title policy, and it starts the title work moving on day one. Here is the link. Order now."

That message positions the lender as the reason the borrower closes on the price they were quoted. When the file lands on schedule and the pricing holds, the borrower remembers who put them on that path.

SECTION 8

Compensation, Borrower Choice, and Provider Selection

Compensation flows. Pre-Policy Intelligence is a title order placed by the borrower with Intelligent Title, a full-service title insurance business. The $149 is paid by the borrower to Intelligent Title for title search and examination work. Intelligent Title pays no referral fees, no commissions, no marketing payments, no per file compensation, and no thing of value to institutional lenders or to any origination entity in connection with the order or the subsequent title insurance policy. Nothing flows to the institutional lender. Institutional lenders and their counsel remain responsible for evaluating this structure against their own compliance frameworks, including but not limited to RESPA Section 8, state settlement service statutes, and internal provider selection standards.

Borrower choice. Borrower choice of title provider is preserved. The institutional lender makes the Pre-Policy Intelligence order available at the appropriate disclosure moment; the borrower places the order and pays the $149 directly. Nothing about Pre-Policy Intelligence conditions the loan approval, the rate, the program eligibility, or any other loan term on the borrower's choice of title provider.

The $149 is disclosed to the borrower as payment for the title search and examination, credited in full against the title insurance premium when the transaction closes with an Intelligent Title policy.

PRICING

Pre-Policy Intelligence is $149.

Pre-Policy Intelligence is $149. That price is the same for every property, every customer, and every transaction type. Intelligent Title does not offer volume discounts, tiered pricing, negotiated rates, or promotional pricing on Pre-Policy Intelligence.

How the $149 works

One order, one file, from today to the policy

  1. TodayOrder Pre-Policy Intelligence$149. No policy commitment and no executed contract required.
  2. Within 24 hoursThe initial responseOwnership, liens, encumbrances, judgments and taxes, and the legal description.
  3. At closingYour title insurance policyThe $149 is credited in full against the premium when the file closes with an Intelligent Title policy.
Price your policy with IRISThe findings are yours from the moment they are delivered.
SECTION 9

What Pre-Policy Intelligence Covers

Deliverable hierarchy. Pre-Policy Intelligence produces a preliminary title picture, the earliest documented view of what is on record against the property. That picture is not a title commitment and it is not a policy. As the file matures toward closing, Intelligent Title issues the formal title commitment (governed by the underwriter's commitment form and applicable state regulation) and, at closing, the final title insurance policy (governed by the policy form and jurisdictional regulation). The three deliverables serve different purposes and carry different legal weight. Findings in the preliminary picture inform, but do not constitute, the commitment or the policy.

Pre-Policy Intelligence is record based. Ownership, liens, encumbrances, judgments, and tax status reflect the reasonably discoverable public record at the time the file is opened. Search turnarounds vary by jurisdiction, some municipal returns and survey coordinations run on standard local timelines beyond Intelligent Title's control.

Title is a distinct scope from survey, appraisal, and environmental. Pre-Policy Intelligence coordinates the title package. Appraisal, environmental, and mortgage insurance remain the lender's separate workstreams.

SECTION 10

Getting Started With Your Platform

Institutional setup is straightforward. Intelligent Title provides a dedicated intake link for your platform, agreed delivery specifications for the report format your processing and underwriting teams use, and a single point of contact for every file. Pilot structures are available, typically 20 to 30 files across two or three markets to validate lock period performance before broader rollout.

To open a conversation about deploying Pre-Policy Intelligence across your institutional pipeline, contact orders@intelligentitle.com.

Start Your Policy

Start your title work at day one.

It is the same title search and examination every policy is built on. We just do it first. This is the beginning of your policy, not a separate purchase. Order it, read what comes back, and tell us when you are ready. The $149 comes off your premium in full.

Start with one file. One ordinary transaction — order it here, and judge us on what comes back.

  • About two minutes. The property address and your email.
  • No contract, no policy commitment, no account to create.
  • Your file opens on receipt. First response inside 24 hours.
Start Your Order — $149

The same $149 for every property and transaction type, applied in full to your premium at closing. Portfolio and white-label arrangements are handled directly with our desk.

Secure checkout via Stripe. Pre-Policy Intelligence begins at checkout, and licensed title professionals examine every file.

Need to make the case to someone else? Send them The Case for Pre-Policy Intelligence.

One file, from today to closing
1
Today
Title search and examination

Ownership, liens, encumbrances, judgments and taxes, and the legal description, back within 24 hours. IRIS prices your policy whenever you ask.

$149
2
At closing
Your title insurance policy

Same file, same team. Your premium, with the $149 you already paid applied in full.

Nothing to order twice. The file that opens today is the file that becomes your policy.
Underwritten By
Stewart Title Guaranty Company · WFG National Title Insurance Company

Stewart Title Guaranty Company (est. 1893) , licensed in all 50 states, one of the four largest title underwriters in the United States.
WFG National Title Insurance Company (est. 1975) , a Williston Financial Group underwriter serving lenders and borrowers nationwide.

WORTH KNOWING

Most files are not clean, and that is the point.

Industry research finds 36 percent of title files require substantial, nonroutine curative work, found early, that is a solvable problem with runway; found at day 45, it is the reason the closing slips.

Pre-Policy Intelligence integrates directly into your lending operation, the record known at the disclosure moment, the rate lock and the delivery calendar protected. Questions about pricing, timing, or your file? Ask me — I am IRIS℠, and anything I cannot answer, I hand to a closer.

Talk to IRIS℠

Questions Institutional Lenders ask, answered

The same answers IRIS gives. The full library is on Questions, Answered.

We order title at conditional approval and our files close. Why move the order up?
They do close, and that's a real track record. The question is how much of the file's clock the search uses. Purchase loans averaged 36.8 days in March 2026, with 26 of those days after the rate lock, according to the ICE Mortgage Monitor. Ordering at intent to proceed moves the search out of that window. Try it on your next file and see what the lock period feels like.
We run a national vendor panel with negotiated pricing. This duplicates what we already buy.
A negotiated panel is valuable, and nothing here asks you to take it apart. What we offer is a search you can order before the commitment stage, on its own, with no policy commitment, for $149, credited in full against the premium when the file closes with an Intelligent Title policy. The initial response comes back within 24 hours with a source and date on every finding. Run a file through us and experience the difference.
This is a preliminary title report. We get those already.
You're right, the content will look familiar. The difference is timing and terms: you can order it earlier, on its own, and every finding shows its record source and search date. The price is a flat $149, credited in full against the premium when the file closes with an Intelligent Title policy. Order it at intent to proceed on your next loan and see what earlier gets you.
Our post-closing defect rate on title is low. Where is the loss I am not seeing?
A low defect rate is something to be proud of. What it doesn't show is the exceptions your team cleared under deadline to get there. That work happens either way; the only question is whether it happens with time to spare. Order at intent to proceed and give your team that time.
If the borrower pays the $149, how is it disclosed?
It's straightforward. If the borrower pays, it's disclosed as a title service on the Loan Estimate with the "Title -" label (12 CFR 1026.37(f)). Many lenders simply absorb it instead. Either way, it's $149, credited in full against the premium when the file closes with an Intelligent Title policy. Your compliance team applies the rules; I just describe them.
Is the borrower paying twice for the same search?
No, and that's worth being clear about with borrowers. When the file closes with an Intelligent Title policy, the $149 is credited in full against the premium. The fee pays for work that was actually performed, and the findings belong to whoever ordered them. Nobody is billed twice.
What is my exposure if you are wrong, and does it follow the loan to the investor?
That's the question a careful lender should ask. Policies are underwritten by Stewart Title Guaranty Company and WFG National Title Insurance Company. Investors expect a policy and reject unacceptable title impediments under Fannie Mae Selling Guide B7-2-05, and that risk sits with you either way. That's the strongest argument for looking early. Order at intent to proceed.
Why is the trigger the Loan Estimate rather than application?
Because the rule sets it there. Regulation Z bars imposing fees on the consumer before the Loan Estimate is received and intent to proceed is given (12 CFR 1026.19(e)). If your institution absorbs the fee, you can order sooner. Either way, intent to proceed is the natural day one for your files.
Who do I reach after hours when a lock is expiring?
Me, at any hour, for pricing and status, with a named closer and closing team behind me for anything that needs a person. Ordering at intent to proceed is how fewer locks ever get to that point. Start your next file there.
We have title relationships in every market we lend in. Do those go away?
No. Those relationships took years to build, and nothing here requires exclusivity or a policy commitment. I'd suggest starting one file with us at intent to proceed and seeing the difference the timing makes. When that file closes with our policy, the $149 is credited in full against the premium.
Quantify the rate lock argument for me.
Fair ask. Lock extensions are priced; published wholesale schedules, like this Land Home Financial Services rate lock policy, charge for every extension. A title matter found inside the lock window becomes a cost someone pays. The same matter found at intent to proceed is just a task. Order early and keep it a task.
What does this do for post-closing delivery and my warehouse line?
It helps more than people expect. Investors require a policy and reject unacceptable title impediments (Fannie Mae Selling Guide B7-2-05), and aged loans on a warehouse line often trace back to document problems (OCC Comptroller's Handbook). Clearing exceptions before closing protects the delivery file. Order at intent to proceed and deliver clean.
Experience the Difference

The same title search. A different way to run the file.

Order at intent to proceed and see how the file runs here, from the first record to the title insurance policy.

Day one, on its own
Order the search and examination before anyone is committed. No policy commitment and no executed contract.
The record in 24 hours
Ownership, liens, encumbrances, judgments and taxes, and the legal description, with the premium for your state and transaction.
Every finding cited
Each finding carries its record citation and search date, so it can be checked, not just trusted.
IRIS℠ at any hour
Pricing and file status, answered around the clock. Licensed title professionals examine the record and make every judgment call.
One file to the policy
The file that opens on day one becomes your title insurance policy. Nothing is ordered twice.

Pre-Policy Intelligence℠ is $149, credited in full against the premium when the file closes with an Intelligent Title policy.