query: is the title company the agent of the lender

Good question.  If by title company you mean a title agency, the title agency is the agent for the title company/underwriter.

Title insurance companies/underwriters and their title agents have a fiduciary duty to the mortgage lender and so they do or should be keeping their eyes open for fraud and error.  If the mortgage lender has requested coverage under a closing services/protection letter

query: is the title company the agent of the lender

Good question.  If by title company you mean a title agency, the title agency is the agent for the title company/underwriter.

Title insurance companies/underwriters and their title agents have a fiduciary duty to the mortgage lender and so they do or should be keeping their eyes open for fraud and error.  If the mortgage lender has requested coverage under a closing services/protection letter

phew, I am trying to calm down.....

I haven't been this angry while writing a blog post for a long, long time.  Just goes to show how much wonderful progress we have made.  It's rare to run into incompetence and ignorance in the business and that's a good thing.  So, let me end my blog day on the happy note.  I want to express gratitude to the thousands of folks who have embraced good practices and work with their thinking caps

phew, I am trying to calm down.....

I haven't been this angry while writing a blog post for a long, long time.  Just goes to show how much wonderful progress we have made.  It's rare to run into incompetence and ignorance in the business and that's a good thing.  So, let me end my blog day on the happy note.  I want to express gratitude to the thousands of folks who have embraced good practices and work with their thinking caps

Sorry, there's no better way to say this, Saxon Mortgage is an IDIOCRACY.

I have never - NEVER - NEVER - in my entire 35 year career faced an absolutely hideous mortgage servicer.

Saxon uses teams of customer service people who seem to exchange roles in and out of the payoff department - each time you call you wait forever and any prior conversation is completely erased from the company memory.  Letters sent go into a black hole.  Money goes into a black hole and sits

Sorry, there's no better way to say this, Saxon Mortgage is an IDIOCRACY.

I have never - NEVER - NEVER - in my entire 35 year career faced an absolutely hideous mortgage servicer.

Saxon uses teams of customer service people who seem to exchange roles in and out of the payoff department - each time you call you wait forever and any prior conversation is completely erased from the company memory.  Letters sent go into a black hole.  Money goes into a black hole and sits

RESPA Referral Fee Matrix

Check this out.  You have to be kidding me.  Is there seriously anyone out there still playing the referral fee game and thinking that regulators will give them a pass?

I found that little jewel in under this blog post:

LO’s are again asking about the RESPA rules — about when you can legally pay an affiliated party a referral fee.  Dr. Gary Lacefield, RESPA Expert, has provided a RESPA REFERRAL