AI Agents for Title Companies & Escrow
Your examiners are paid for judgement, not hold music.
LumisReach calls the recorder, the tax collector, code enforcement, the HOA and the servicer, waits however long that office takes, and brings back an answer it read back and confirmed before hanging up.
- Calls
- counties · municipalities · servicers
- Holds
- as long as the office does
- Confirms
- figures read back on the call
- Returns
- answer + recording + name
- Unconfirmed
- flagged, never written as fact
- Payoff statements
- Tax balances
- Open permits
- HOA estoppel
- Municipal liens
- Recording status
The cost this removes from a file
- 0 minExaminer time spent on holdThe agent absorbs the queue
- 3,143US counties, each its own processNone of them will ship an API
- AllOpen items worked in parallelFrom the moment the file opens
- EveryCall recorded against the fileWith the name of who answered
One open item is one held closing
Clearing a file is a dozen short questions buried under hours of queue. The questions are easy; the queue is the job.
- Worked by an examinerWorked by the agent
- PayoffForty minutes on hold to get one figure and a good-through dateRequested, held for, read back, and written to the file with the audio
- HOA estoppelA management company that returns calls when it feels like itRe-dialled on their callback window until there's a balance and a transfer fee
- Open permitsA building department with three hours of phone coverage a dayCalled inside those hours, every day, until permit and CO status are confirmed
- Delinquent taxesChased between other work and rechecked before closing anywayCurrent and delinquent balances with due dates, confirmed by the collector
- A callback windowMissed, because the examiner was on another callLogged and honoured automatically, including first thing the next morning
- ProvenanceA note that says 'confirmed' and a memory of who said itThe recording, the transcript, the clerk's name and a timestamp
How one open item gets closed
The same five moves per item, run in parallel across every unknown on the file rather than one at a time between other work.
How the agents work →- 01
Take the file
A file opens with an address and a list of unknowns. Each unknown becomes a call the agent owns until it has an answer or a reason it can't get one.
- 02
Reach the desk
It dials the jurisdiction, works the tree, and holds for as long as that office makes it hold. A forty-minute queue costs you nothing when nobody on your team is in it.
- 03
Authenticate
Parcel number, owner name, case number: whatever that office demands before it will speak, presented in the order they ask for it.
- 04
Read it back
Figures and dates are repeated to the clerk for confirmation before the call ends. An unconfirmed number comes back marked unconfirmed.
- 05
Write the file
The verified answer lands with a recording, a transcript, the name of the person who gave it and a timestamp. Ambiguity escalates instead of being resolved by guess.
Who it calls on your behalf
Every office on this list answers the phone. None of them answer email, and none of them are going to build you a portal.
County recorder
Recording status, instrument confirmation and document retrieval, chased through to the point where the document is actually in hand.
Tax collector
Current-year and delinquent balances, payoff figures and due dates, confirmed by the office rather than read off a stale portal.
Code enforcement
Open violations, recorded liens and unresolved citations against the parcel, including the ones that never made it online.
Building department
Open or expired permits, final inspection status and certificate-of-occupancy confirmation for the address.
HOA management
Estoppel status, transfer fees, current balance and the document chasing that follows, worked on their callback windows.
Servicers and utilities
Payoff statements with good-through dates and reissue requests, plus municipal balances that ride with the property.
Why the answer is trustworthy
Confirmed, or marked unconfirmed
Every figure and date is read back on the call. Anything the clerk won't confirm returns flagged and routes to an examiner; it never lands in the file as fact.
The source stays attached
Recording and transcript sit on the item, so an examiner can hear where a number came from in seconds instead of re-running the call.
Disclosure and suppression are yours
Per-state consent behaviour is configurable, including spoken disclosure where your policy requires it, and any office you'd rather not automate can be routed to your team.
Asked before signing
01How do we know the answer it brought back is right?
Because it was confirmed out loud by the person who gave it, before the call ended, and the audio of that confirmation is attached to the item.
Anything the clerk wouldn't confirm comes back as unverified and goes to a human. The agent has no path to writing a guess to the file.
02What happens when an office won't answer or says to call back?
It records the reason, honours the callback window it was given, and re-dials on its own, including first thing the next business day for offices with limited phone hours.
The attempt history is visible on the file, so a stalled item shows up before it becomes a moved closing date.
03Are the calls recorded, and does that cause a problem?
Calls are recorded and transcribed by default, and per-state consent behaviour is configurable, including a spoken disclosure at the start where it's required.
Retention follows your settings and every recording is scoped to the file it belongs to.
04Does it fit our title production system?
Files and results move through the public API, with Zapier covering most of the rest. The agent reads the open items off the file and writes verified answers back.
Your examiners keep working where they already work. The difference is that the answers are there when they open it.
05What if a clerk objects to an automated caller?
The agent identifies itself and who it is calling on behalf of. Nothing about that is hidden, because the goal is a clerk who takes the next call too.
You can suppress specific offices entirely, and those numbers route to your team instead.
Keep reading
Give it the items nobody wants
Take the open items sitting on your slowest file and hand them over. Compare how many are closed, and how many hours of examiner time it took, against the last file like it.