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November 20, 2020

When a Title company lies to you

Originally posted July 31 2017

In real life, people lie. It is unethical, and should be avoided. After all, your actions determine the type of world you live in. Every time you perform an action, you should ask yourself, if everybody did what I am going to do, would that be the type of world I want to live in?

But, what types of lies do Title companies tell you? You would be surprised.

One Notary had an incident where she was told she forgot to put a stamp on a particular acknowledgment for a document. After checking her records for that particular loan, it turned out there was no document by that name in the package — she had been lied to! (gasp)

Another Notary was told that they did not need to have the borrowers sign the 1003 Universal Loan Application. There are multiple places to sign. After the fact that Notary got in trouble for not having it signed. If you get unusual instructions that don’t seem right, better get them in writing, or perhaps just rely on your instincts (if you have instincts — what am I a cat?)

One Notary keeps a copy of all the documents in a package on a flash drive to prove if a document wasn’t really in a particular package.

Once an Escrow officer with bubbly handwriting forged my signature and made a photocopy of my seal. I explained to the investigating officer that I don’t make bubbles to dot my i’s, and that it must have been done by a 19 year old girl in his office who goofed on something and had to get something notarized fast!

I heard that once a Title company claimed that a copy of the ID was not included in the package. Keep in mind that multiple hands touch loan documents at title companies, and it is possible for one of those hands to misplace a document in the shuffle.

Lost cashier’s checks? I always attach these to a piece of paper and put it in the front of the package so they won’t get lost. But, title companies still lose $10,000 checks. You just can’t just Mortgage professionals. Half of them are a bunch of dummies! And they normally fail my test too after they convince me how smart they are!

The truth is that you might be asked to go out free of charge to redo the document that you “missed.” What a corrupt way to con a Notary. I missed two seals in 4000 signings in my signing career. So, I might not believe them if they claimed I missed something. I triple checked my work. Only when there was a confusion on a day I was tired and running around like a chicken with its head cut off — that is the only time I might have made a mistake of some sort.

And by the way — it is illegal to send a loose Acknowledgment in the mail if it is stamped. It needs to be stapled to the document it is associated with.


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  1. Wow. Talk about biting the hand the feeds you.

    Comment by Amy Holder — August 24, 2017 @ 1:03 pm

  2. I had a time where title said I missed a signature, I double and triple check everything, however I went back to the borrowers house at my own expense just before I arrived they received a FedEx package which was copies of all the signed docs low and behold there was a copy of the doc in the package signed.

    You are right Title Companies LIE

    Comment by Laurie Rangel — November 29, 2017 @ 11:50 pm

  3. One I often find is they tell me there are no fax backs required to avoid my $15 fee for fax backs, then when the Docs arrive they have a Fax Back required page with 35 to 50 pages to fax and a notice that you will not be paid for it. No negotiation after assignment. I make note and add the $15 to every assignment for that company from that day forward.

    Comment by Morgan Hallford — May 4, 2018 @ 3:45 pm

  4. I take a photo of checks that are included in the package that I send back. That way they cannot say I didn’t put it in.

    Comment by CAROL GRAVES — May 4, 2018 @ 11:44 pm

  5. I always take a picture of the check stapled on both sides to the CD. This way when they say never got, I ask if the see the stapled marks. If so, I tell them that is where the check was stapled.

    Comment by Walter Hertz — September 2, 2018 @ 7:07 pm

  6. I think that the Noatries should not be getting checks from signers. I have not had a problem yet, but it sounds like there have been many. The check should be mailed by the signers, with a Express lable sent from the signing company, or money wired.

    Comment by robert kihm — January 27, 2020 @ 7:06 pm

  7. For years now I have stapled any check requested to the loan file. Yes, I return every package of loan Doc’s in a manila folder.
    Once I had a signing company spend 24 hours demanding that I collect another check and send it to them.
    I told them a half dozen times that it was in the folder. I told them if they got the package, they got the check, They insisted that it wasn’t in the file. I explained that it was stapled to the file and that I wasn’t going to bother the borrowers for another check. After 24 hours of arguing back and forth the signing company finally located the file folder in the trash and admitted they had the check all the time.

    Comment by Jim Benton — February 1, 2020 @ 10:55 pm

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