Title search examination software that ties every exception to the instrument behind it
Title search examination is the review of records turned up by a title search to decide what actually affects marketable title and what must be cleared before closing. Searches typically run 40 to 60 years back across 3,143 US counties, each with its own index, and federal roots sit in more than 5,000,000 land patents. Neurobird builds the exception list from the instruments themselves and tracks each curative requirement until it clears.
Neurobird Title Search Examination in short
- Turn a raw search into a structured exception list instead of retyped commitment text
- Track each curative requirement to the person chasing it and the document that clears it
- Apply the same examination standard across examiners, not per person habit
- 3,143 US counties and equivalents, each indexing land records their own way, which is why an examination standard has to survive changing counties. US Census Bureau, County Business Patterns
- 5,000,000 Federal land title records in the General Land Office index, the root of the chain for a large share of US parcels. Bureau of Land Management, General Land Office records
- Pricing runs 95 to 390 US dollars per month across 3 tiers. Early access is free.
What title agents and examiners actually deal with
Why it stays broken
Examination is judgement applied to public records, but the judgement never gets written down anywhere reusable. It goes straight into commitment prose. So the standard lives in 4 or 5 people's heads and leaves when they do.
One missed unreleased mortgage on a 1998 instrument can hold a closing for 30 days.
The document is a listing of all the applicants who met a position's minimum requirements, including the pre-employment written examination.
Neurobird Title Search Examination Document Automation Platform
Keep the exception as a record attached to the instrument that caused it, then let the commitment be generated from that rather than typed.
- 1Turn a raw search into a structured exception list instead of retyped commitment text
- 2Track each curative requirement to the person chasing it and the document that clears it
- 3Apply the same examination standard across examiners, not per person habit
- 4Hand the underwriter a file that shows the reasoning, not just the conclusion
What changes with Neurobird Title Search Examination?
The same work, read left to right: how it runs today, and how it runs once the record is in one place.
| Today | With Neurobird Title Search Examination |
|---|---|
| The search arrives as a stack of images and the examination happens in a head, then gets typed into a commitment | Turn a raw search into a structured exception list instead of retyped commitment text |
| Every requirement you raise has to be chased by somebody, and the chasing lives in email rather than in the file | Track each curative requirement to the person chasing it and the document that clears it |
| Two examiners looking at the same chain raise different exceptions, and nobody can say which one the underwriter would back | Apply the same examination standard across examiners, not per person habit |
Who is this for?
Same examination, three different exposures.
You are the standard
Your judgement is the product and none of it is written down. You need the reasoning captured without slowing the file.
You run several examiners
Consistency beats individual speed. You need one exception library so 3 examiners produce the same commitment on the same chain.
You examine across states
Curative practice and marketable title periods change at the state line. You need per state standards rather than per person memory.
How does Neurobird Title Search Examination work?
Load the search
Instruments come in from your search source with book, page, date, type and parties intact, not as loose images.
Raise exceptions against instruments
Every exception and requirement is created on the instrument that caused it, so the reasoning is visible later.
Track curative to close
Each requirement has an owner, a document it waits on and a status, so the file shows what is actually blocking the 30 day clock.
How title examination is actually governed
Useful if you are training examiners or defending a commitment. Each source links out.
US counties and equivalents, each indexing land records their own way, which is why an examination standard has to survive changing counties.
US Census Bureau, County Business PatternsFederal land title records in the General Land Office index, the root of the chain for a large share of US parcels.
Bureau of Land Management, General Land Office recordsThe Regulation Z section that puts title and settlement charges on the Loan Estimate, which is why examination delays become disclosure problems.
Consumer Financial Protection Bureau, Regulation ZRegulation X, the RESPA rule set governing settlement services, including how title work is ordered and disclosed.
Electronic Code of Federal Regulations, 12 CFR Part 1024A title search produces records. The examination produces the opinion, and only the opinion is insurable.
Cornell Legal Information Institute, title searchThe examination, as your examiner would run it
A working preview. Tick an item to raise it as an exception.
Watch the fields extract from the document.
Title search examination software questions, answered
Key terms
- What is title search examination?
- Title search examination is the review of the records turned up by a title search to decide what actually affects marketable title, and what the buyer or lender must clear before closing. The examiner reads the chain, the liens, the easements and the legal description, then writes the exceptions and requirements that go on the commitment.
- What is a curative requirement?
- Anything that has to be recorded or produced before the policy can issue: a missing release, a corrective deed, an affidavit of heirship, a probate order. Most delays in a closing are not search delays, they are curative delays, and they run on somebody chasing a county clerk.
How is examination different from the search itself?
The search collects the recorded instruments. The examination judges them. Two files with identical search results can produce different commitments, because the examiner decides which 40 year old easement still matters and which 2019 judgment attaches to this parcel.
Does this replace our title production system?
No. It sits on the examination step. The search comes in from wherever you get it, the exceptions and requirements are built here with the instrument attached, and the finished Schedule B goes back out to your production system.
Why we are building this
Title examination is expert judgement applied to public records, and almost none of that judgement survives the file. It goes into commitment prose and disappears.
That is why training a new examiner takes years, why two examiners disagree, and why curative chasing lives in an inbox. None of that is a people problem.
We would rather build this with examiners than guess at it. Tell us how your examination actually runs, and where we have got it wrong.
Where the requirement comes from
Public sources on land records and the rules around settlement.
- BLM General Land Office records Searchable federal land patents and survey plats, the root of the chain for much of the country.
- Cornell LII, title search Plain reference on what a title search is and what the examination is meant to establish.
- CFPB Regulation Z, section 1026.37 How title and settlement charges appear on the Loan Estimate, and the timing you are working against.
- 12 CFR Part 1024, Regulation X The RESPA rule set covering settlement services and how title work is ordered and disclosed.
How much does Neurobird Title Search Examination cost?
Priced per examiner because examination is per pair of eyes. Files and users beyond examiners are unlimited on every tier.
- Structured search intake
- Exception builder
- Curative tracking
- Schedule B export
- Email support
- Everything in Solo examiner
- Shared exception standards
- Reviewer queue
- Instrument images attached
- Named contact
- Everything in Title agency
- Per state exception libraries
- Underwriter reporting
- Turnaround analytics
- Onboarding included
Get free early access
If you examine title, tell us how a search reaches you today and where the commitment actually gets written.
Straight answer on where this is: In development. Early access gets the working preview, a say in what ships first, and early access pricing. It does not get you a login today.
Prefer email? Write to office@neurobird.com and a person will reply. No autoresponder.