title services for Mortgage Servicers
One title partner across the servicing lifecycle.
From boarding exceptions to cleared coverage: seven workstreams under one agreement, one point of accountability, and one cumulative view of your mortgage portfolio.
The situation
Servicing title gets bought one product at a time.
The same search gets bought twice
Each vendor pulls its own search, so you pay again for work already done.
Nobody owns the defect
Defects pass between vendors with no single party accountable for the cure.
No institutional memory
What one vendor learned about a property never reaches the next one.
Link Title™
A title agency built for mortgage servicers, not a vendor reselling searches.
Licensed agency
We issue coverage directly, so the file can end in a policy, not a referral.
Servicing depth
Teams that work boarding, default, mods, and claims every day.
Owned technology
Our own platform, including DashDocs, keeps every file in one record.
Surge capacity
Capacity that flexes with your book, from routine volume to pool projects.
The proposition
Seven workstreams. One agreement.
One point of accountability and one cumulative view of the portfolio, from boarding to claim.
Workstream 01 · Boarding & MSR transfer
Finding the exceptions at boarding.
Every defect that surfaces later in default, in a claim, or at a release was already in the file at boarding. We look for them while they are still cheap, easy, and quick to fix.
Collateral file review
Note, security instrument, riders, allonges, title evidence, and assignments reviewed against the loan schedule, with a defect-coded exception report.
Indexing & data validation
Documents indexed and classified (automated first, reviewed second), with servicing-system data validated against what the documents say.
Trailing document follow-up
Outstanding recorded instruments and final policies chased with counties, prior servicers and underwriters until the file is complete.
MERS & assignment chain
Chain reconstructed and validated, MERS status confirmed, corrective assignments prepared and recorded where breaks are found.
What you get back
A defect-coded exception population you can price, a remediation plan sequenced by severity, and, for the exceptions that need it, the curative, replacement policy or insured AOL that closes them. The diligence and the remedy come from the same partner.
Workstream 02 · Routine servicing
The everyday work, on a standing SLA.
High-volume, repeatable requests on a fixed turn time, ordered individually or on a standing feed.
Legal & vesting report
Current vested owner, legal description, and the instruments that put them there: the baseline for almost every servicing decision.
Property reports
Ownership and encumbrance detail scaled to the question being asked, from a two-owner report to a full O&E.
Lien validation searches
Confirms whether a recorded lien is still of record, its position, and whether it has been satisfied, assigned, or subordinated.
Assignment verification
Traces the chain from origination to the current holder and identifies the breaks that will stop a foreclosure or a release.
Standalone signing
Notary and attorney signings on their own, in the field or by RON where state law permits. No settlement engagement required.
Recording services
E-recording first across 2,400+ counties, mailaway where a county does not e-record, with tracking through to return.
Workstream 03 · Specialty & problem files
The files that stop everything else.
Where most vendors return an exception and stop, this is the work we take on. It is also where a servicer’s aged inventory actually lives.
Curative services
Affidavits, corrective instruments, payoff and satisfaction chasing, heirship and probate gaps, HOA and tax status.
Recording reject resolution
Rejects diagnosed against the county’s actual requirements, corrected and resubmitted, with the reason fed back to prevent repeats.
Extensive searches, up to 100 years
Full-period searches where the chain is broken, the property is heir-held, or a quiet-title action needs a defensible record.
Legal description repair
Bad, truncated, and conflicting descriptions reconciled against the recorded source, with the corrective instrument prepared, executed, and recorded.
Replacement policies
Lost or never-issued policies replaced where the underwriter record supports it: the fastest path to a clean collateral file on an aged loan.
Insured AOL alternative
When a replacement policy isn’t available, our insured attorney opinion letter closes the coverage gap on the asset.
See our AOL alternative ↗
Workstream 04 · Default title
Built to the timeline the referral runs on.
Default title fails on dates, seldom on quality. Everything here is scoped to the milestone it feeds: the referral, the judgment, the sale, the conveyance.
Pre-foreclosure
Pre-referral review that surfaces junior liens, tax positions, assignment breaks, and vesting issues before counsel is engaged.
Foreclosure searches
Guarantee-style searches produced to the referring firm’s format, with parties-to-be-served identified and the record supported through sale.
Bankruptcy searches
Scoped to the bankruptcy question: lien position, valuation support for cram-down exposure, collateral status at the petition date.
Default title & closing
Settlement on the default outcomes (REO conveyance, short sale, deed-in-lieu), including execution and post-sale recording.
Also covered
ALAW attorney-state coverage
Review and execution where the state requires it.
ALAW website ↗ Coverage by state ↗
Judgment figures
Prepared and refreshed to the firm’s schedule.
Document execution review
Foreclosure documents checked before execution.
Referral assignments
Default referral assignment preparation and recording.
Workstream 05 · Pool projects
Assignments and lien releases, one price per asset.
Pool work is priced and staffed as a project.
Jurisdictions with maintained templates
Price per asset: prep, execution, recording
Intake by file, list, or system feed
Rejects re-submitted inside the same price
Included in the all-in price
Document preparation
Compliant assignment and release templates maintained for all 50+ recording jurisdictions.
Execution & signing
Authorized signer or attorney-in-fact execution, notarized, including witness states.
Recording & tracking
E-recording first, mailaway backstop, tracked to return with reject cure included.
Ancillary services, as needed
AVRs, property and lien searches, vesting confirmation. Priced separately so the base price stays clean.
Run on DashDocs
Our own assignment and release engine: templates by jurisdiction, batch generation, signer routing, recording status, exception queues.
Workstream 06 · Loan modification
Title before, coverage after the close.
The mod that fails is the one where lien position was assumed at the offer and tested at the recording.
Upfront title search
Delivered into the SPOC workflow before terms are offered.
Curative
Subordinations obtained, chain breaks repaired, descriptions corrected.
Document prep
Package prepared to state and investor requirements, executed by notary, attorney, or RON.
Recording
E-recorded where available, tracked to return, reject cure inside the engagement.
Final coverage
The file ends in an AOL, endorsement, or a full policy where coverage allows.
Workstream 07 · Reverse & HUD claims
Claims fail on documents, so we work the documents.
Experienced reverse practice leadership covering the HUD claim lifecycle and the collateral file behind it.
Document pooling
Collateral, servicing, and compliance documents assembled into a tracked loan file.
Initial review
File tested against pass/fail criteria; exception requests opened on every defective document.
Curative
Missing note or policy, unrecorded security instrument, HOA and tax status, occupancy and death certificates.
Final review
Checklist completed, assignment of mortgage to HUD created, claim package compiled and checked.
Submission & status
Tracked in HERMIT, denials monitored, re-submission packages prepared on rejection.
Also covered
Collateral package review
Full review on non-claim populations (note, security instrument, assignments, title evidence, allonges) with an exception report you can act on.
Subordination processing
Handled end-to-end: search, agreement preparation to the senior lender’s requirements, execution, and recording.
Incurables and high-risk files
Routed to a research team; high-risk claims get direct intervention.
How we run it
You get a pod, not a generic queue.
The operating model is what makes multiple workstreams come together.
Pod lead
Owns everything you send, across all seven workstreams. Your single point of contact and the person accountable for SLA.
One file record
Search, curative history, exceptions, and recorded instruments live on one asset record and are reused across workstreams as needed.
Capacity
Licensed attorneys, examiners, escrow officers, and closers follow a task-based approach to meet pod lead direction and servicer objectives.
Reporting you can govern with
Weekly volume, aging, exception, and SLA reporting in your format, plus an audit trail on documents and recordings.
Target turn times
Link Title’s standard commitments
Final SLAs, measurement points, and remedies are set in the services agreement.
The difference
Why this consolidates well.
Four things separate a title partner from a title vendor. All four matter more in servicing than they do in origination.
We can end the file in coverage
A licensed agency with underwriter appointments and alternatives, so a servicing file can close with a policy or an insured AOL.
The search is an asset
Work done for one workstream is reused by the next. Over a book, that is the difference between paying per event and paying per asset.
The hard files are the product
Curative, recording rejects, broken chains, bad legal descriptions, and aged claims are a standing practice here, not an exception queue we hand back to you.
Capacity that flexes with the book
DashDocs for pool production, document-heavy surge, and a national network of abstractors, agents, and e-recording counties behind both.
“Can they take an asset from boarding exception to cleared coverage without handing it to someone else?”
The test we would put to any title partner
Let’s scope the first file set.
Deep mortgage expertise meets modern title ops. We know what servicers need, what borrowers expect, and how to deliver both, without the noise.