Every order is opened by IRIS the moment it arrives, and every file is carried to closing by a dedicated title closer and a full closing team.
Intelligent Title presents IRIS℠
Meet IRIS. Your entire title department, reimagined.
Give IRIS the order. She takes it from there.
A traditional title search takes two weeks. IRIS starts before their office opens. She works around the clock, no vacation, no holidays, no voicemail. The moment an order lands, the file is moving.
Watch IRIS — Title Insurance, Built for the AI Era
1:16
IRIS℠Intelligent Title
Price a policy
What will your title cost? Ask IRIS.
Your premium in seconds. No forms, no callbacks.
Start the file
Every policy begins with a search. Yours can begin today.
Order Your Title Search — $149Back within 24 hours, applied in full to your premium at closing. Underwritten by Stewart Title Guaranty and WFG.
▶ Watch how to order · 1:38“The title search is the only diligence workstream in a real estate transaction that is customarily ordered after the decision it is supposed to inform.”
The Case for Pre-Policy Intelligence →
Watch IRIS — Title at Application, Not at Closing
0:38
Every workstream in a real estate transaction starts on day one, inspection, appraisal, underwriting. Title has been the exception: the one workstream ordered after the decision it is supposed to inform. Pre-Policy Intelligence changes that.
The record already exists. The only question is who has read it.
Title on the same clock as everything else.
Appraisal, inspection and underwriting start on day one. Now title does too, so what the record shows is known while there is still time to use it.
Your file·running together from day one
What IRIS℠ does
IRIS educates. IRIS executes. IRIS informs.
Ask IRIS about title, and she answers in plain language. Ask her to order, and she starts your title work. Ask where a file stands, and she tells you. One conversation, shaped to your transaction rather than a rigid template.
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IRIS educates
Title, explained in plain language.
- Walks borrowers, originators and new staff through what title is, what Pre-Policy Intelligence finds and what happens next.
- Prices your policy in seconds from the state and the purchase price or loan amount.
- Keeps general explanations separate from your file’s facts and from every legal or underwriting decision.
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IRIS executes
Your order, started in conversation.
- Takes your Pre-Policy Intelligence order, reads every detail back and sends you a secure checkout link.
- Builds a title schedule for this transaction: milestones, survey, requirements and dates.
- Tracks every open requirement and exception, and who owns the next step.
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IRIS informs
Status the moment you ask, for one file or many.
- Answers file and pipeline status for authorized users, for a single file or across your institution’s files.
- Keeps every authorized participant current on the same file.
- Email her for a policy update, and you get an acknowledgment, then the update itself.
Each transaction type gets its own milestones, questions and exception paths:
Reach her the way you work.
Chat on any page, talk with her by voice, or send an email. Same IRIS, same file, whichever way you reach her.
And behind IRIS, people.
A dedicated title closer and a full closing team carry every file to the table. Licensed title professionals examine the record and make every judgment call.
Your missing pipeline
Your lending runs on one standard process from the day financing begins. Title can too.
You know your funding capacity. You know your loan pipeline. Do you know your title pipeline?
Capital, credit lines and allocation. Treasury and credit know at any moment how much the institution can lend.
Visible
Every application from intake to funding. The loan system shows what is expected to fund, and when.
Visible
Where each property stands on title: order received, search and examination underway, survey status, lender conditions, findings delivered, exceptions open, and who owns the next step. It is rarely visible across files. With IRIS it is.
With IRISHover over or select a pipeline to see what it covers.
What the third pipeline looks like with IRIS
An example of a lending executive asking IRIS one question on October 1, and the portfolio view she answers with. It shows the title pipeline made visible, across the files that executive is authorized to see.
- The questionFunding is ready and the loan pipeline is full. Which of this quarter’s closings are title-ready?
- IRISHere is where each file stands: title ordered, initial findings back, open exceptions, who owns the next step, and which dates carry title risk.
- Why it mattersA survey found missing two weeks before closing is a survey that could have been ordered forty-five days earlier.
| File | Stage | Next step | Owner | Status |
|---|---|---|---|---|
| SBA 7(a)Owner-occupied retail | Initial findings back | Payoff letter, prior lien | Closer | On track |
| SBA 504Light industrial | Exceptions open | Survey ordered | Borrower | Needs a decision |
| DSCRFourplex | Clear to close, from the underwriter | Schedule the closing | Closer | Ready |
| Hard moneyMixed use | Search ordered | Record due within 24 hours | IRIS | In progress |
Title work was never the slow part. Waiting to start it was.
Appraisal, environmental, and underwriting move in parallel from day one. Title has traditionally waited. Pre-Policy Intelligence changes that pattern, the title file opens the moment a letter of intent, application, or contract goes out.
- The file opens the moment the order is placed. A borrower, lender, attorney, or buyer can start it.
- The search starts right away: ownership, liens, encumbrances, judgments, taxes, and the legal description.
- Everyone works from the same verified record from day one.
What happens next: the initial record response arrives within 24 hours, and IRIS reports it to every authorized party.
- The title record is in the file. Every party sees the same facts at the same time.
- Anything that needs clearing is found early, while there is plenty of time to take care of it.
- The real work begins now: clearing title items, finalizing endorsements and municipal searches, and coordinating any lender-specific requirements.
- Questions get answered while the closing calendar still has room to move.
What happens next: the file moves from opened to advancing. Clearance is in motion, requirements are in hand, and closing logistics are coordinated with every party.
- The complete title package comes together: the commitment, endorsements, municipal searches, survey coordination, and the final policy.
- Any customization your lender needs, including riders, formats, and closing policies, is finalized and confirmed.
- Every party comes to the table against a record they have known for weeks, not hours.
What happens next: nothing on the title side is waiting to be discovered. The $149 credits in full against your premium, and the policy comes from the company that has been on the file since day one.
One record, every participant
Everyone on the transaction works from the same current record.
IRIS℠ gives each authorized participant the view their role requires: one record, with its source and the date it was last updated.
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Executives and portfolio managers
“Across our files, where is title holding up a closing?”
Status across the institution’s files, file by file, for authorized managers.
For institutional lenders -
Lenders
“What does the record show before we commit underwriting time?”
Ownership, liens, encumbrances, judgments and taxes, at application rather than at conditional approval.
Find your lending category -
Loan officers and brokers
“Can my client’s title work start with the LOI?”
Send one approved link and the order opens. IRIS explains title to your client and keeps you current on status.
For mortgage bankers and brokers -
Credit and underwriting teams
“Which vesting, lien or exception items are still open?”
Each finding with its record citation and search date, so it can be checked, not just trusted.
How underwriting works -
Attorneys and closing counsel
“What remains open before this file is ready to close?”
The current record and its sources, with the items still open on the file.
For attorneys and closing counsel -
Borrowers, buyers and owners
“What is title, and what do I need to do next?”
Plain-language answers about the file, from the first record to the policy.
For real estate buyers and owners
What happens if the search waits?
What happens is what usually happens: the record arrives at conditional approval, an old judgment or an unreleased lien surfaces with ten days to closing, and the deal that was fine for three weeks is suddenly not fine. The work was always going to be done. The only question was whether you would have time to act on what it found.
Order it on day one, and the record is working for you while everyone else is still gathering paper. $149, credited in full at closing.
One order. Four ways.
The form is the fastest way in. IRIS takes the order any other way you send it.
▶ Watch how to order · 1:38You don’t need to know someone at Intelligent Title. You just need to know IRIS.
She learns your organization, understands your title pipeline, and is there when your team needs her. Behind her, licensed title professionals examine every file and carry it to closing, and two national underwriters stand behind every policy.
Every Intelligent Title policy is underwritten by
Stewart Title Guaranty Company
Established 1893Licensed in all 50 states
One of the four largest title underwriters in the United States.
WFG National Title Insurance Company
Established 1975Nationwide
A Williston Financial Group underwriter serving lenders and borrowers nationwide.
Worth knowing
4¢of the premium dollar goes to claims.
Claims, about 4¢Search, examination, curative work and operations
Title insurance is priced for prevention, not for claims.
Prevention is worth the most before you close. Pre-Policy Intelligence delivers it on day one, and the $149 is applied in full to your premium at closing.
Claims cost averaged just over 4% of collected premium, 2013 to 2022, per the ALTA claims analysis.
See what your premium would beThe white paper
The Case for Pre‑Policy Intelligence
You are going to be asked to justify this decision. This is the full argument, with every figure sourced. Read it yourself, or send it to whoever you answer to.
The timing caseThe cost caseEvery figure sourced
Read the white paperThe premium is regulated. The timing is not.
Title insurance premiums are governed by state rate regulation and filed rate schedules. In your state, for your property and your coverage, the premium is what the schedule says it is, with Pre-Policy Intelligence or without it. Ask IRIS and she will price yours in seconds.
What Pre-Policy Intelligence delivers is timing. An unreleased lien, an old judgment, a tax delinquency, a boundary question that calls for a survey, these surface on day one instead of 30, 60, or 90 days into the transaction, when the closing date is already on the calendar. Surveys get ordered on day one, not the week before closing. Clearance work starts while there is time to do it well.
Every real estate transaction runs on a different clock. We start yours at day one.
Every transaction runs on a different clock. Pre-Policy Intelligence starts the title work at day one — what that unlocks for you depends on your role. Find yours below.
7(a), 504, and Express originators closing against tight guarantee timelines. Pre-Policy Intelligence at LOI puts title on a parallel track to underwriting, appraisal, and environmental.
Conforming lenders, portfolio banks, and credit unions closing loans against lock periods. Pre-Policy Intelligence protects the closing calendar and the post-closing delivery timeline.
SBA-authorized nonprofit lenders packaging 504 projects. Pre-Policy Intelligence at project intake protects the SBA guarantee and the CDC's program standing.
DSCR, bridge, hard money, and private lenders closing on compressed calendars, where speed to close is the product and asset-level risk visibility is the pitch. Pre-Policy Intelligence at term sheet keeps the calendar defensible.
Residential and commercial originators packaging loans against rate locks and delivery windows. Pre-Policy Intelligence at the Loan Estimate + intent-to-proceed moment puts title on a parallel track to processing and underwriting.
Real estate counsel managing closings, drafting title opinions, and defending client files at the closing table. Pre-Policy Intelligence at engagement puts the title record in the file with runway to advise on it.
Buyers and existing owners acquiring real estate to reside, to rent, to lease, or to hold as a small commercial asset. Pre-Policy Intelligence puts the title record in the file at day one — so one of the largest financial decisions most people ever make sits on a clean foundation.
Buyers, sellers, and investors structuring subject-to, wraparound, seller-financed, land contract, lease-option, assignment, and novation transactions. Pre-Policy Intelligence at contract execution, the record in front of you while every decision is still ahead of you.
Investors and owners acquiring for rental, reposition, wholesale, portfolio, or fund, one property or fifty. Pre-Policy Intelligence at LOI or contract puts the title record in the acquisition file before capital commits.
From LOI to closing
Title intelligence at every step.
- LOITitle starts with the appraisal and the environmental.
- Search and examinationThe initial record comes back within 24 hours.
- Resolve and coordinateEvery party works from the same current record.
- Clear to closeIssued by the underwriter. Reported by IRIS.
- CloseNothing left to discover at the table.
Activation
The LOI is the ignition.
Add one approved IRIS ordering instruction to the letter of intent, next to the appraisal and the environmental. The borrower or authorized party places the order by voice, chat, email or form, and the title file starts with everything else.
No separate software license. No mandatory training. A pilot can start with one LOI. The initial search and examination is $149, credited in full against the premium when the file closes with an Intelligent Title policy.
Letter of Intent Due diligence
Appraisal ordered
Phase I environmental ordered
Credit memo
Experience the difference
The same title search. A different way to run the file.
Order the search at day one and see how the file runs here, from the first record to the title insurance policy.
- 01Day one, on its ownOrder the search and examination before anyone is committed. No policy commitment and no executed contract.
- 02The record in 24 hoursOwnership, liens, encumbrances, judgments and taxes, and the legal description, with the premium priced for your state and transaction.
- 03Every finding citedEach finding carries its record citation and search date, so your team can check it, not just trust it.
- 04IRIS℠, whenever you askPricing and file status by chat, voice or email. Licensed title professionals examine the record and make every judgment call.
- 05One file to the policyThe file that opens on day one carries through to your title insurance policy. Nothing is ordered twice.
One platform. Every originator. Every transaction.
Meet IRIS. Talk to her.
Introduce yourself, tell her what matters to your organization, and let her show you what she can do. Or take the next step now.
Pre-Policy Intelligence℠ is $149, credited in full against the premium when the file closes with an Intelligent Title policy.