The final stage of your home purchase involves several professionals whose roles overlap in ways that confuse most buyers. Here is exactly who does what — and one critical warning every buyer should know before they wire a single dollar.
The Title Officer / Title Company
Before your loan can close, someone needs to verify that the seller actually owns the property and has the legal right to sell it — and that there are no undisclosed liens, judgments, or claims against it. That is the title search. The title company researches public records going back decades to confirm a clean chain of ownership.
The title company also issues title insurance — two policies, actually. The lender's policy (required, protects the lender) and the owner's policy (optional but strongly recommended, protects you). Owner's title insurance is a one-time fee that covers you against any title defects discovered after closing — fraud, forgery, unknown heirs, clerical errors in old records. Given the cost relative to the purchase price, it is almost always worth it.
The Escrow Officer
The escrow officer is a neutral third party who manages the financial mechanics of the transaction. They hold your earnest money deposit, collect documents from all parties (lender, buyer, seller, agents), calculate the final closing figures, disburse all funds at closing, and record the deed with the county. They work for no one — they are the neutral referee ensuring both sides fulfill their contractual obligations.
In some states, the title company and escrow company are the same entity. In others, they are separate. Your LO or buyer's agent will tell you how it works in your state.
The Closing Agent / Settlement Agent
The closing agent facilitates the actual signing appointment. Depending on your state, this may be a licensed attorney (required in some states), the escrow officer, or a representative from the title company. They walk you through the loan documents, witness your signatures, and ensure everything is executed correctly.
Wire Fraud Warning
What to Bring to Closing
- Government-issued photo ID (passport or driver's license)
- Certified cashier's check or proof of wire transfer (confirm the exact amount with your closing agent the day before)
- Your Closing Disclosure — review it carefully before you arrive; you have 3 business days after receiving it and before closing to review it
Attorney closing requirements vary by state. Ask your lender or buyer's agent whether your state requires an attorney at closing. Never wire funds based solely on emailed instructions — always verify by phone.