TLTA Terms

Conveyance

(1) A document which transfers an interest in real property from one person to another; e.g. a deed. (2) The act of executing and delivering a deed or mortgage.

Closing

(1) Process by which all the parties to a real estate transaction conclude the details of a sale or mortgage. The process includes the signing and transfer of documents and distribution of funds. (2) Condition in description of real property by courses and distances at the boundary lines where the lines meet to include all the tract of land. TEXAS DEFINITION: The investigation made on behalf of a title insurance company, title insurance agent or direct operation before the actual issuance of the title policy to determine proper execution, acknowledgment and delivery of all conveyances, mortgage papers, and other title instruments which may be necessary to the consummation of the transaction and includes the determination that all delinquent taxes are paid, all current taxes, based on the latest available information, have been properly prorated between the purchaser and seller in the case of an Owner's Policy, the consideration has been passed, all proceeds have been properly disbursed, a final search of the title has been made, and all necessary papers have been filed for record.

Premium

(1) The amount payable for an insurance policy. (2) A sum of money or bonus paid in addition to the regular price. TEXAS TITLE INSURANCE: The premium rates promulgated by the commissioner under Subchapters D and E, Chapter 2703, and includes a charge for: (A) title examination and closing the transaction, regardless of whether the examination or closing is performed by an attorney; and (B) issuing the policy.

Equity

(1) The interest or value which an owner has in real estate over and above the debts against it. (2) A type of court of record.

Promulgate

(1) To publish; (2) To put into effect by publishing its terms; to establish or decree as the official version. In the title insurance industry in Texas, usually used in reference to the policy forms and other rules established by the Department of Insurance.

RESPA - The Real Estate Settlement Procedures Act

(12 U.S.C. 2601) Together with Regulation X promulgated pursuant to the Act, regulate real estate transfers involving a "federally related mortgage loan by requiring, among other things, certain disclosures to borrowers."

REIT - Real Estate Investment Trust

A business trust which deals principally with interest in land. REITs generally are strictly organized to conform to the requirements of provisions of the Internal Revenue Code which give tax advantages to conforming REITs.

Lien

A claim or charge on property of another for payment of some debt, obligation, or duty.

Title Company

A company that specializes in examining and insuring title to real estate.

Insurance

A contract of indemnity against specified perils.

Metes and Bounds

A description of a parcel of land by describing the boundary lines in length and direction.

TILA - Truth in Lending Act

A federal law enacted in 1968 with the intention of protecting consumers in their dealings with lenders and creditors. TILA was implemented by the Federal Reserve through a series of regulations.

Equal Credit Opportunity Act (ECOA)

A federal law that requires lenders and other creditors to make credit equally available without discrimination based on race, color, religion, national origin, age, sex, marital status, or receipt of income from public assistance programs.

Realtor (R)

A federally registered collective membership mark which identifies a real estate professional who is a member of the National Association of Realtors and subscribes to its strict Code of Ethics.

Endorsement

A form issued by the insurer at the request of the insured which changes term(s) or item(s) in an issued policy or commitment.

Loan Policy of Title Insurance

A form of title insurance policy which insures the validity enforceability and priority of a lender's lien. This form does not provide protection for the owner.

HUD-1/Settlement Statement

A form settlement (closing) statement required by the U.S. Department of Housing and Urban Development (HUD) where federally related mortgages are being made on residential properties. It is a balance sheet showing the source of funds and the distribution of funds in connection with the purchase and/or mortgaging of residential property.

Abstract Plant

A geographically arranged abstract plant, currently kept to date, that is adequate for use in insuring title,s so as to provide for the safety and protection of the policyholders. an abstract plant as further deifned in Rule P-12 and as further provided for in the Insurance Code, Chapter 2501.003 and Chapter 2502, must include an abstract plant for each county in which a title insurance agent or direct operation maintains an office.

GNMA (Ginnie May) - Government National Mortgage Association

A government corporation which provides a secondary market for housing mortgages and special assistance to mortgagee financing housing under special FHA mortgage insurance programs.

Insurable Title

A land title which a title insurance company is willing to insure.

Probate

A legal procedure in which the validity and probity of a document, such as a will, is proven.

Mechanic's Lien

A lien or claim of lien allowed by statute to contractors, laborers and material suppliers on buildings or other structures upon which work has been performed or materials supplied.

Plat (of Subdivision)

A map representing a piece of land subdivided into lots with streets and other matters affecting the subdivision.

Government Loan (Mortgage)

A mortgage that is insured by the Federal Housing Administration (FHA) or guaranteed by the Department of Veterans Affairs (VA) or the Rural Housing Service (RHS). Mortgages that are not government loans are classified as conventional loans.

ALTA - American Land Title Association

A national association of title insurance companies and title abstract organizations. This term is used most frequently as part of the identification of standard policy forms adopted by that association.

Homeowner's Association (HOA)

A nonprofit association that managers the common areas of a planned unit development (PUD) or condominium project. In a condominium project, it has no ownership interest in the common elements. In a PUD project, it holds title to the common elements.

Real Estate Agent

A person licensed to negotiate and transact the sale of real estate.

Title Insurance Agent

A person owning or leasing and controlling an abstract plant or as a participant in a bona fide joint abstract plant operation and authorized in writing by a title insurance company to solicit insurance and collect premiums and to issue or countersign policies on the company's behalf.

Grantee

A person who acquires an interest in land by deed, grant, or other written instrument.

Homestead (Exemption)

A person's dwelling and that part of the land which is contiguous to the dwelling. Many states by statute give special privileges to such lands, such as exemptions from remedies of creditors.

Grantor

A person, who, by a written instrument, transfers to another an interest in land.

Escrow

A procedure whereby a disinterested third party handles legal documents and funds on behalf of a seller and buyer and all others involved in the transaction, and delivers them upon performance by the parties.

Warranty

A promise by the grantor of real property that he or she is the owner and will be responsible to the buyer if title is other than represented.

Commitment

A promulgated form issued by a title insurance company, or its agent, committing the title insurance company to issue the form of policy designated in the commitment upon compliance with and satisfaction of requirements set forth in the commitment.

Lis Pendens

A recorded legal notice that there is litigation pending relating to the land and a warning that anyone obtaining an interest subsequent to the date of the notice may be bound by the judgment.

TRID - TILA/RESPA Integrated Disclosures

A reference to the new forms in use as of August 1, 2015 for certain types of loans. Specifically refers to the Loan Estimated and Closing Disclosure forms.

Claim

A right to assert, or the assertion of, a deman for payment of money due; or the surrender or delivery of possession of property or the recognition or some right. A demand for something as one's rightful due.

TLTA - Texas Land Title Association

A statewide trade association representing the title insurance industry in Texas. Founded in 1908 and serving a membership of over 2700, we provide regulatory and legislative advocacy, continuing education and up-to-date information in keeping with our mission to enhance and protect the industry. www.tlta.com

Freddie Mac - Federal Home Loan Mortgage Corporation (FHLMC)

A stockholder owned corporation charted by Congress that purchases mortgage loans.

Chain of Title

A term applied to the past series of transactions and documents affecting the title to a particular parcel of land.

Consummation

A term used to decide when certain disclosures and timing must occur when using the TILA/RESPA Integrated Disclosure forms. Consummation occurs when the consumer becomes contractually obligated to the creditor on the loan, not for example, when the consumer becomes contractually obligated to a seller on a real estate transaction. The point in time when a consumer becomes contractually obligated to the creditor on the loan depends on applicable state law. It is not necessarily the same timing as closing or settlement.

Lender

A term which can refer to the institution making the loan or to the individual representing the firm.

Owner's Policy

A title insurance policy insuring the owner against loss due to any covered defect of title not excepted to or excluded from the policy.

Policy

A written contract of title insurance.

Written list of providers

A written list of service providers given to the consumer by the creditor or mortgage broker for a settlement service provider that the consumer is permitted to shop for.

Note

A written promise to pay a certain amount of money, plus interest at a specified rate, at a certain time, and in a certain number of installments.

Title Insurance Company

A) A domestic company organized under this title to engage in the business of title insurance, as described by Section 2501.005; (B) A foreign title insurance company that: (i) meets the requirements of this title; and (ii) holds a certificate of authority to engage in business in this state; or (C) any other domestic or foreign company that: (i) meets the requirements of this title; and (ii) holds a certificate of authority to insure a title to real property in this state.

ARM

Adjustable Rate Mortgage

Business Day - Closing Disclosure

All calendar days except Sundays and the legal public holidays such as New Year's Day, Birthday of Martin Luther King, Jr., Washington's Birthday, Memorial Day, Independence Day, Labor Day, Columbus, Day, Veterans Day, Thanksgiving Day, and Christmas Day.

Business Day - Loan Estimate

All calendar days on which the creditor's offices are open to the public for carrying out substantially all of its business functions including processing of loan applications.

Loan Officer

Also referred to by a variety of other terms, such as lender, loan representative, loan "rep," account executive, and others. The loan officer serves several functions and has various responsibilities: they solicit loans, they are representative of the lending institution, and they represent the borrower to the lending institution.

FHA - Federal Housing Administration

An agency of the federal government which insures private loans for financing of new and existing housing and for home repairs under government approved programs.

Escrow Officer

An attorney, a bona fide employee of an attorney licensed as an escrow officer, a bona fide employee of a direct operation, or a bona fide employee of a title insurance agent whose responsibilities include: (A) countersigning title insurance forms; (B) supervising the preparation and delivery of title insurance forms; (C) signing escrow checks; or (D) closing the transaction, as described by Section 2501.006.

Binder or Commitment

An enforceable agreement that upon satisfaction of the requirements which are stated in the binder the insurer will issue the specified title insurance policy subject only to the exceptions stated in the binder.

Good Faith Estimate (GFE)

An estimate of closing costs the lender is required (under the federal Real Estate Settlement Procedures Act) to give to the buyer within at least three days of applying for a mortgage loan. This is the lender's estimate - it must be completely accurate regarding the lender's own charges and is supposed to be reasonably close to the charges third-party providers such as title insurers/agents, attorneys, surveyors, etc., may charge. You should check with those third-party providers, however, regarding how much they will charge if you have any questions or concerns prior to settlement.

Title Search

An examination of public records, laws, and court decisions to disclose the current facts regarding ownership of real estate.

Mortgage

An instrument used to encumber land as security for a debt.

Underwriter

An insurance company which issues insurance policies either to the public or to another insurer.

PMI - Private Mortgage Insurance

An insurance contract which insures that the named lender will recover a specified percentage of the loan amount from the insurer in the event the loan goes bad. Many lenders require this on higher percentage loans.

AIR - Adjustable Interest Rate

An interest rate that fluctuates depending upon the terms of the instrument; an interest rate which is not a fixed rate for the term of the instrument.

Et Al

And others

Et Ux

And wife

Title Policy

Any contract of title insurance, the form for which is prescribed by the Commissioner.

TIL - Truth in Lending

Disclosure form required to disclose various terms to the consumer regarding the costs over the lifetime of their loan. The most important aspects of the form concern the pieces of information that must be disclosed to a borrower prior to extending credit; annual percentage rate (APR), term of the loan and total costs to the borrower.

PITI - Principal, interest, taxes and insurance

If you have an "impounded" loan, then your monthly payment to the lender includes all of these and probably includes mortgage insurance as well. If you do not have an impounded account, then the lender still calculates this amount and uses it as part of determining your debt-to-income ratio.

Search

In title industry terms, a careful exploration and perusal of the public records in an effort to find all recorded instruments relating to a particular chain of title.

Title Insurance

Insurance against loss or damage resulting from defects or failure of title to a particular parcel of real property. TEXAS TITLE INSURANCE: A) Insurance that insures, guarantees, or indemnifies an owner of real property, or another interested in the real property, against loss or damage resulting from: (i) A lien or encumbrance on or defect in the title to the real property; or (ii) the invalidity or impairment, of a lien on the real property; (B) Personal property title insurance, as defined by Chapter 2751; or (C) Any business that is substantially equivalent to the insurance described by Paragraphs (A) and (B) and is conducted in a manner designed to evade the provisions of this title.

Real Property

Land, together with fixtures, improvements and appurtenances.

M.E.R.S.

Mortgage Electronic Registration System

Loan Estimate - "LE"

New form for use as of August 1, 2015. This form replaces the current Good Faith Estimate (GFE) and initial Truth in Lending (TIL) forms. It is an initial disclosure to the consumer of the estimated costs and terms of their contemplated loan transaction.

Variations

Previously known as tolerances.

Procedural Rule

Procedural Rules promulgated by the Texas Department of Insurance listed in the Texas Title Insurance Basic Manual and commonly referred to as P-1, P-2, etc.

Rate Rules

Rate Rules promulgated by the Texas Department of Insurance listed in the Texas Title Insurance Basic Manual and commonly referred to as R-1, R-2, etc.

N.I.N.J.A. - No Income - No Job or Assets

Reference to Predatory Lending product.

TDI - Texas Department of Insurance

Regulates the business of insurance in Texas for consumer protection, licenses title agents and companies. www.tdi.state.tx.us

Closing Disclosure

Replaces current HUD-1 and final TIL (Truth-in-Lending). This form is a statement of final loan terms and closing costs and is required for use in certain types of loan transactions.

Contract

Same as an "agreement," but usually more formal.

MISMO - Mortgage Industry Standards Maintenance Organization

Sets standards of how to format data sent to another party for both residential and commercial property transactions in US Markets.

Convey

The act of deeding or transferring title to another.

Principal

The amount borrowed or remaining unpaid. The part of the monthly payment that reduces the remaining balance of a mortgage.

Tolerance

The amount or range at which a certain loan charge can or cannot change at the time of settlement.

APR - Annual Percentage Rate

The annual cost of borrowing expressed as a percentage rate. This is not the same as a borrower's interest rate on their note.

Consumer

The borrower or buyer.

Bureau of Land Management

The branch of government in charge of surveying and managing public lands.

Date Issued

The date the TILA/RESPA Integrated Disclosure (Loan Estimate and Closing Disclosure) are delivered to the consumer.

Disbursement Date

The date the amounts are to be disbursed to a consumer and seller in a purchase transaction or the date funds are to be paid to the consumer or a third party in a transaction that is not a purchase transaction.

Title

The evidence of right which a person has to the ownership and possession of land. Commonly considered as a history of rights.

Examination of Title

The investigation and interpretation of the record title to real property based on the title search or abstract.

Minimum Basic Rate

The lowest promulgated rate as shown on the Texas Title Insurance Premium Rates chart as determined by the Texas Department of Insurance.

Recording

The noting in the designated public office of the details of a properly executed legal document such as a deed or mortgage, thereby making it a part of the public record, and thus by law imparting constructive notice of that document to the public.

Loan-to-Value (LTV)

The percentage relationship between the amount of the loan and the appraised value or sales price (whichever is lower).

Survey

The process of measuring land to determine its size, location and physical description and the resulting drawing or map.

Title Examination

The search and examination of a title to determine the conditions of the title to be insured and to evaluate the risk to be undertaken in the issuance of a title insurance policy or other title insurance form.

TIP - Total Interest Percentage

The total amount of interest the borrower will pay over the loan terms as a percentage of the loan amount.

Title Plant

The total facilities (records, equipment, fixtures, and personnel) required to function as a title insurance operation. Technically, the organization of official records affecting real property into a system which allows quick and efficient recovery of title information.

CFPB - Consumer Financial Protection Bureau

This governmental entity was charged with the task of integrating TILA and RESPA rules for certain consumer loans pursuant to the Dodd-Frank Wall Street Reform and Consumer Protection Act.

Total of Payments

Total amount paid after payment of all payments of principal, interest, mortgage insurance and loan costs as scheduled.

Examiner

Usually referred to, in title industry terms, as title examiner. one who examines and determines the condition and status of real estate titles.

Basic Rate

When referring to title insurance, the basic rate is the rate charged to a consumer who does not qualify for a reduced rate.

Plat (of Survey)

a map of land made by a surveyor showing boundary lines, buildings, and other improvements on the land.

Deed

a written instrument duly executed and delivered by which the title to land is transferred from one person to another.