When a title company or escrow agent makes mistakes—missing lien searches, delayed closings, or miscalculated funds—your transaction can stall or cost you thousands. Filing a formal complaint is often your fastest path to resolution and protection for other customers facing the same provider.
Where to File Your Complaint
Your complaint options depend on your state and the type of violation. Start by identifying which regulatory body oversees title and escrow services in your state—this is typically the Department of Financial Services, Real Estate Commission, or Attorney General's office. Some states license title agents separately from escrow officers, meaning you may need to file with multiple agencies.
The Consumer Financial Protection Bureau (CFPB) also accepts complaints about mortgage-related services, including title and escrow issues tied to your loan. File online at consumerfinance.gov or by phone. The CFPB takes 15 business days to forward complaints to the company and typically resolves cases within 30–60 days.
Document Everything Before Filing
Vague complaints get dismissed. Gather every relevant document:
- Closing Disclosure and Loan Estimate (shows agreed-upon costs)
- Email chains with the title or escrow company
- Settlement statements or escrow accounting summaries
- Proof of payments made or funds transferred
- Photos or screenshots of errors (e.g., wrong property description, duplicate charges)
- Timeline notes showing when issues occurred and when you reported them
- Any correspondence from your real estate agent, lender, or attorney about the problem
If the error cost you money—say, an unauthorized $500 rush fee or a $1,200 title insurance premium you weren't quoted—calculate the exact amount and note how you were harmed.
File Your Formal Complaint
Most state regulators accept complaints online, by mail, or by phone. Here's what to include:
Complaint details: Company name, office location, and the specific agent or officer involved. State what happened (e.g., "Escrow officer failed to hold earnest money in a trust account per state law" or "Title company did not disclose a $400 expedited search fee until closing").
Your losses: Document financial impact. Phrases like "I was overcharged $350" carry more weight than "They were unprofessional."
Dates and timeline: "On March 10, 2024, I requested a title search. The company did not deliver it until March 28, causing my purchase contract to expire." Specific timelines show pattern and proof.
What you want: Do you want a refund? Corrected documentation? An investigation? Be clear.
Your contact information: Use a current phone number and email. Regulators may contact you with follow-up questions.
Filing typically costs nothing and takes 10–15 minutes. Most regulators respond within 2–4 weeks with an acknowledgment and next steps.
What Happens After You File
State regulators usually open a preliminary review and contact the company for their response. The provider typically has 10–20 days to reply. If the regulator finds probable cause, they may open a formal investigation.
Expect a 60–120 day timeline before resolution. Some cases settle quickly if the company agrees to refund you. Others escalate to disciplinary hearings, especially if the violation involves trust account mishandling or fraud.
Keep copies of your complaint confirmation number and all correspondence. Follow up every 30 days if you haven't heard updates.
Consider Additional Steps
If the error involved fraud or a significant financial loss (over $2,000), consult a real estate attorney. You may have grounds for a civil lawsuit separate from regulatory complaints. Many attorneys offer free consultations and work on contingency.
If the title or escrow company belongs to a national organization like Fidelity National Title or Old Republic, file complaints with both the state regulator and the corporate compliance department. Corporate oversight often accelerates resolution.
Contact your state's real estate or mortgage lender association too—they sometimes mediate disputes faster than formal regulators.
Frequently Asked Questions
Q: How long does a complaint investigation take? Most state regulators complete investigations within 60–120 days, though complex cases may take 6 months or longer.
Q: Can I file a complaint if closing already happened? Yes—you can file complaints within 1–3 years of the transaction (varies by state), though earlier filing strengthens your case.
Q: Should I still use the same title company if I have another transaction coming up? No. Use Mercoly to compare and find trusted title and escrow providers in your area—switching companies protects you from repeat problems.
Start your complaint today using your state's regulatory portal, and track your case status monthly.