Workflow — Title & Survey Review

Cleared-to-close in days, not weeks.

Title commitments, ALTA surveys, prior policies, and recorded easements — Schedule B-II exceptions identified, easement-survey reconciliation, encroachments flagged, title-objection letter drafted. Cleared-to-close packet for closing counsel. Replaces $200–$1,500-per-file paralegal review at title companies and law firms.

Take the AI Assessment Get a Per-File ROI Model

$200–$1,500

Per file at title-company / law-firm paralegals

5–10 days

Typical title-objection letter turnaround

60–85%

Volume off the paralegal line after AI cutover

What This Replaces

The Paralegal Reading Schedule B-II Line by Line

The work the title-company or law-firm paralegal does on every closing — and the cost of leaving it there.

The labor

Title and survey review today moves through paralegals at title companies (First American, Fidelity National Financial, Stewart, Old Republic, plus regional underwriters) and law firms running real-estate closing practices. Per-file cost runs $200–$1,500 depending on file complexity, prior-policy reconciliation depth, and survey-easement complexity. A regional CRE owner with 30–80 closings per year routinely spends mid-six figures on title-review labor.

The cycle time

Standard title-objection letter turnaround runs 5–10 business days at the paralegal stack, with longer cycles when Schedule B-II is dense, when survey reconciliation requires re-survey or letter exchanges, and when encroachment findings drive workup with neighbors. Every day a closing waits on the title review is a day the deal team can't lock the cleared-to-close date.

The Workflow

Input · Analysis · Output

What goes into title and survey review, what we do to it, and what shows up in the closing packet.

Input

Title commitment + ALTA survey + ancillaries

Title commitment with Schedule A and Schedule B-I/II
ALTA / NSPS land title survey
Prior owner's and lender's policies
Recorded easements, restrictions, and covenants
Mortgage, deed of trust, and prior conveyances
Tax certificates and assessor records
Survey notes and surveyor's certifications

Analysis

Identify, reconcile, object

Schedule B-II exception classification (encumbrance, easement, restriction)
Per-exception resolution requirement (release, subordination, omit)
Easement-survey reconciliation (recorded vs surveyed)
Encroachment identification across boundary lines
Prior-policy comparison for new-vs-existing exceptions
Lender-required endorsements and affirmative coverages
Confidence score per finding; exceptions to closing-counsel queue

Output

Cleared-to-close packet

Title-objection letter with per-exception treatment
Cleared-to-close summary for the deal team
Lender-condition checklist
iManage Work / NetDocuments matter filing
Title-company workflow handoff (Stewart, FNF, etc.)
Closing checklist with outstanding items
Per-exception audit trail

Side by Side

Title & Survey Review Today vs. With Last Rev

The numbers that matter: cycle time, per-file cost, accuracy, and closing-defensibility.

Dimension	Title-Co / Law-Firm Paralegal	Last Rev Title & Survey Review
Cycle time, commitment to objection letter	5–10 business days	4–8 hours per file
Per-file unit cost	$200–$1,500 fully loaded	Per-file, benchmarked at 25–45% of paralegal unit cost
Schedule B-II classification consistency	Variable — paralegal judgment, calibration drift	Same classification taxonomy applied identically across files
Easement-survey reconciliation	Manual cross-reference, easy to miss recorded easements	Auto-reconciliation with delta surfaced
Audit log per finding	Paralegal notes, no exception-level lineage	Source page + exception basis + model version + confidence per finding
DMS / matter-system integration	Manual filing into iManage / NetDocuments	Direct via documented iManage / NetDocuments / title-co APIs
Renegotiation leverage at next paralegal-stack renewal	None — you're locked in	60–85% of routine review volume off the contract

How It Works

From Title Commitment to Cleared-to-Close

Five steps. Every one logged. Every one reversible if your confidence threshold isn't met.

Submission Lands

Title commitment, ALTA survey, prior policies, recorded easements, tax certificates from the title company or directly from outside counsel. Lender-condition list and matter-template loaded during onboarding.

Extraction & Classification

Schedule B-II exceptions classified by type (encumbrance, easement, restriction). Per-exception resolution requirement determined (release, subordination, omit). Easement-survey reconciliation. Encroachment identification across boundaries.

Validation Against Closing Bar

Findings validated against the firm's title-review playbook and lender requirements. Anything below your confidence threshold per finding is routed to a human exception queue — your call which queue, ours or yours.

Push to Matter System

Title-objection letter with per-exception treatment. Cleared-to-close summary for the deal team. Lender-condition checklist. Into iManage Work, NetDocuments, or your matter system via the documented integration.

Audit Log Persisted

Every Schedule B-II classification, easement reconciliation, and encroachment finding logged with the source page, model version, prompt, and confidence score. Privilege-aware logging — work product stays inside your environment.

Compliance & Defensibility

Built to Meet the Quality Bar Closing Operations Already Run On

ALTA / NSPS survey standards

Survey extraction tracks 2021 ALTA / NSPS Land Title Survey standards. Surveyor's notes, certifications, and Table A items reconciled against the title commitment exceptions.

Per-state title insurance posture

State-specific title insurance regulations (filed-rate states, regulated states, attorney-state requirements) accommodated via configurable rules. Per-state endorsement availability tracked.

Closing-defensibility audit trail

When a post-closing claim arises, the audit log produces what was reviewed, which exception was treated how, and what the source documentation showed. Cleaner than reconstructing from a paralegal's notes months later.

Privilege and closing confidentiality

Closing files contain pricing IP, lender confidential information, and pre-closing work product. Deployable in your VPC or our SOC 2 environment. Encryption in transit and at rest; retention policies tied to your engagement and post-closing record-retention rules.

Common Questions

What CRE Owners & Closing Counsel Ask About Title & Survey Review

Those are the title-company underwriters where the policy gets issued. The competitor on this page is the paralegal labor sitting on top of the underwriter — typically the same firms running closing departments, plus law-firm paralegals charging $200–$1,500 per file on title-objection-letter and Schedule B-II review work. We undercut that paralegal labor cost, integrate directly into your existing matter system, and deliver title-objection letters and cleared-to-close packets.

Most CRE owners and closing counsel keep the paralegal arrangement in place during pilot and early production — we route exceptions, complex multi-parcel files, and any review that genuinely requires senior-paralegal expertise to the team you already have. Volume to the paralegal stack drops 60–85% on routine title and survey review once cutover completes.

Our pilot success threshold is structured-finding extraction accuracy at parity with or above your incumbent paralegal stack, measured on the same shadow-data sample of historical closings. Anything below your defined confidence threshold per finding is routed to a human exception queue — your call which queue, ours or yours.

Schedule B-II exceptions are classified per the firm's playbook (encumbrance vs easement vs restriction vs reservation), with per-exception treatment determined (release, subordination, omit, accept). The audit log records the basis for each treatment so closing counsel makes the call on a richer file.

Recorded easements from the title commitment are matched against surveyed easements on the ALTA survey. Mismatches surface as flagged findings with both the recorded reference and the surveyor's notes cited. Encroachments across boundary lines are identified with the surveyor's metadata and the source-document references.

Yes — through the documented integration surface each platform supports. iManage Work via the iManage Cloud API; NetDocuments via the ndOffice and ndREST APIs; title-company workflows (Stewart Online, FNF Agency, etc.) via documented integration patterns where available. Your IT team reviews and approves a service account, and we connect through the documented integration. We do not require platform-side custom development.

Title-review pilots typically run 6–8 weeks: 1–2 weeks of integration and playbook mapping with the closing team, 4 weeks of shadow-mode running on real closings with no system-of-record writes, 1–2 weeks of supervised cutover on a constrained scope (one product type, one region). Production rollout is staged after the pilot meets your accuracy and SLA bar.

We benchmark against your current per-file paralegal cost ($200–$1,500). Our target is 25–45% of that per-file cost at higher accuracy and faster cycle time. Pricing structures around volume tiers and outcome SLAs, not hourly billable rates.

Two Ways to Start

Take the AI assessment for a structured read on title & survey review feasibility. Or talk to us if you already know the title-review paralegal stack is your highest closing-budget line item.

Self-serve · 8 minutes

Take the AI Assessment

A short structured assessment that maps your typical closing volume, title-company workflow, and paralegal arrangement to AI feasibility and ROI.

Talk to a specialist

Get a Per-File ROI Model

Send us your typical closing volume, your title-company workflow, and your paralegal arrangement. We'll come back with a per-file unit-cost comparison and a 6–8 week pilot plan in 5 business days.

Other Workflows

More Construction & Real Estate Workflows We Replace

The same approach, applied to the other document-heavy labor lines on your closing budget.

HOA Document Review

CC&Rs, financials, minutes, reserve studies → buyer-counsel review memo.

PCA / Appraisal Review

PCA + Phase I → Argus, MRI, CoStar — building-systems remaining useful life and reserve schedules.

Lease Abstraction

CRE leases and amendments — 80–150 fields extracted and indexed into MRI, Yardi, VTS, ProLease.

Permit Application Prep

Drawings, specs, calcs matched to jurisdiction submittal checklist for the permit portal.