---
title: Title & Escrow
description: "Title and escrow on an Upright Lending loan: choosing a title company, what we require, and the title issues that most often delay closing."
---

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3. [Closing Your Loan](https://help.uprightlending.com/borrower-knowledge-base/getting-started?hsLang=en-us#closing-your-loan)

# Title & Escrow

## How title and escrow work on an Upright loan, what your title company sends us, and the issues that most often delay a closing.

### Choose Your Title Company Early

You can close with the title or escrow company of your choice, as long as it meets our requirements and issues through one of our approved national underwriters. Open title as soon as your term sheet is signed and tell your dedicated branch who you're using. We send your title company our full Title & Escrow Requirements so they know exactly what we need.

**Approved underwriters:** Old Republic, Stewart, First American, Chicago Title, Fidelity, WFG, Investors, Westcor, Title Resources Guaranty Company and Commonwealth.

### What Your Title Company Sends Us

- Their errors and omissions insurance, verified wire instructions and a letter of good standing from their underwriter.
- A title commitment, with the supporting exception documents and tax certificate.
- A closing protection letter naming Upright Lending.
- Search results on the borrowing entity and guarantors: UCC, bankruptcy, judgments, tax liens and OFAC.
- A municipal lien search on the property.
- A settlement statement for our review before closing.

### What We Need to See on Title

- Upright in first lien position, on every loan.
- Title vested in your borrowing entity before our mortgage records.
- A lender's policy covering the full loan amount, including the rehab budget set aside for draws.
- Prior mortgages and liens released of record. A payoff alone is not a release.
- Property taxes current.

### Common Title Issues That Delay Closing

- **Old liens or judgments.** A prior mortgage, tax lien or judgment against you, your entity or the seller needs a payoff and a recorded release.
- **Survey.** We don't accept a survey exception on the final policy. Your title company will need a survey, a prior survey with a no-change affidavit, or a survey affidavit accepted in your state.
- **Work already started.** If any work has begun on the property, expect a no-work or commencement affidavit, plus lien waivers or paid invoices for recent work.
- **Municipal liens.** Open code violations, utility balances or special assessments must be cleared before closing.
- **Tenants.** On a rented property, title will ask for copies of the leases.
- **HOA.** Some properties need an HOA estoppel or resale certificate. Order it early.

### Refinancing?

Ask your current lender for a payoff statement good through your expected closing date and send it to your title company. A revolving line secured by the property must be frozen and closed, not just paid to zero.

### Who to Call

Your dedicated branch tracks title with you. If your title company has a question about our requirements, it goes to the Risk Director on your file.

 

- [Getting Started](https://help.uprightlending.com/borrower-knowledge-base/getting-started?hsLang=en-us#main-content)

    - [Your Account](https://help.uprightlending.com/borrower-knowledge-base/getting-started?hsLang=en-us#your-account)
    - [Applying For A Loan](https://help.uprightlending.com/borrower-knowledge-base/getting-started?hsLang=en-us#applying-for-a-loan)
    - [Closing Your Loan](https://help.uprightlending.com/borrower-knowledge-base/getting-started?hsLang=en-us#closing-your-loan)
    - [After Your Loan Funds](https://help.uprightlending.com/borrower-knowledge-base/getting-started?hsLang=en-us#after-your-loan-funds)
- [Payments & Servicing](https://help.uprightlending.com/borrower-knowledge-base/payments-servicing?hsLang=en-us)
- [Rehab & Construction Draws](https://help.uprightlending.com/borrower-knowledge-base/rehab-construction-draws?hsLang=en-us#main-content)

    - [Draws Overview](https://help.uprightlending.com/borrower-knowledge-base/rehab-construction-draws?hsLang=en-us#draws-overview)
    - [Using Sitewire](https://help.uprightlending.com/borrower-knowledge-base/rehab-construction-draws?hsLang=en-us#using-sitewire)
- [Exiting Your Loan](https://help.uprightlending.com/borrower-knowledge-base/exiting-your-loan?hsLang=en-us)

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