Services

Title and Escrow

What is Title Insurance?

If you don’t really get what Title Insurance is, you came to the right place.

Different from other types of insurance that protect you against losses that may happen in the future, title insurance protects YOU, the insured, from matters or faults that occurred in the past that may affect your property.

Close scrutiny by the title insurer of property-related-recorded documents aids in the elimination of many possible hidden risks that can undermine the validity of homeownership.

While the possibility of unidentified risks still exist after a transfer of title, the purchase of a title insurance policy protects the lender and buyer from invalid claims made against the title of a property.

So, yes – title insurance is important!

Types of Title & Escrow Offered:

  • Residential
  • Commercial
  • Builder/Developer

What Is Escrow?

An escrow, sometimes referred to as a closing, is an arrangement in which an impartial third party, called an escrow holder, holds legal documents and funds on behalf of a buyer and seller and/or lender. The funds are distributed and documents are recorded only in accordance with the written instructions received from the parties, thus consummating the transaction.

People buying and selling real estate often open an escrow for their protection and convenience. All parties rely on the escrow holder to faithfully carry out their mutually agreed upon instructions relating to the transaction, or to advise them if any of the instructions are contradictory or cannot be completed.

Once all terms and conditions of the written instructions have been fulfilled, and all closing conditions are satisfied, the escrow is closed and the transfer of property and money is accomplished.


Long Term Escrow

Our expertise in long term escrow services ensures the highest level of accuracy and integrity when servicing contracts between buyers and sellers. As part of our long term escrow services, we handle the details, such as retaining the original documents for safekeeping; accepting and disbursing funds; calculating principal and interest; and retaining reserves for taxes and insurance. Our online system allows for access to payment and balance information and other online processing options to help you maintain your transactions seamlessly.

To contact our Long Term Escrow Services team, please email longtermescrow@alliancetitle.com.

(208) 955-9683
1 (866) 576-8221

380 E Parkcenter Blvd., Ste. 100
Boise, ID  83706


Customer Information Services

Need it? Got it. Need it fast? Happy to help.

  • List Packs/Trios *
  • CC&Rs and Deed Copies *
  • Map Kits *
  • Targeted Prospecting Lists **
  • Notice of Default Searches **

* Availability of Information is restricted based on state regulations and customer type.
** Additional fees may apply based on state regulations.

To request information services, please email paul_fritz@alliancetitle.com or dianna_lords@alliancetitle.com.


Centralized Services

Central Order Processing (COP)

Enhance the service to your customers by coordinating all of your title and escrow needs through Alliance Title’s Central Order Processing.

COP Features:

  • Single point of contact for your title and escrow needs in all of Idaho and parts of Montana, Washington and Wyoming
  • Customized order processing for your unique business needs
  • Order tracking, progress reports and completion follow-up
  • Flexible information delivery options
  • Wide selection of products and information for your specific needs
  • Service provided for all transaction and property types

To contact the COP team, please email cop@alliancetitle.com.

Centralized Title Services (CTS)

Alliance Title provides centralized title production services for commercial, residential, and agricultural properties for the counties within Alliance’s footprint. Our CTS is an efficient option for national and regional customers who need title work performed throughout Idaho and our surrounding markets. If you are placing orders in multiple counties, utilizing CTS gives you the consistency of receiving on-time reports to meet your service requirements regardless of the property location. Similar to our other services, CTS offers the option of a centralized point of contact and customized services to fit your unique business needs. We also offer order tracking, progress reports and completion follow-up with flexible information delivery options.

To contact the CTS team, please email cop@alliancetitle.com.

Default Services

With Alliance Title’s Default Services, you can be assured that your foreclosure service needs will be facilitated with professionalism and in compliance with the state laws in Idaho.

Default Services:

  • Single point of contact
  • Centralized order processing
  • Default title products
  • Preparation of default documents
  • Public notifications and mailings
  • Trustee’s Sale administration
  • Document recording

To contact the Default Services team, please email default@alliancetitle.com.

Reconveyance Services

Alliance Title provides a single point of contact for your reconveyance and release needs in all 44 counties in Idaho. Alliance Title’s reconveyance services are cost effective and include order tracking, progress reports, and completion follow-up. We are able to service commercial, residential and agricultural properties while providing you flexible information delivery options. Simplify your process with Alliance’s Reconveyance Services so that you can focus on what is most important to you – your customers.

To contact our Reconveyance Services team, please email Recon.Services@alliancetitle.com.

Regional Escrow Services (RES)

Enhance the service to your customers by coordinating all of your escrow needs through Alliance Title’s Regional Escrow Services.

RES Features:

  • Single point of contact for your escrow needs in all 44 counties in Idaho
  • Order tracking, status reports and post-closing reporting
  • Customized workflow to fit your transactions
  • Flexible information delivery options
  • Secure online access to general file information and documents
  • Service provided for all transaction and property types

To contact the RES team, please email res@alliancetitle.com.


Frequently Asked Questions

What is an Underwriter? 

A title insurer is often referred to as an underwriter because they “underwrite” the risk associated with hidden defects covered by the title insurance policy.  We are not an underwriter.  We are an agent and we work with our underwriter partners. 

What is Long Term Escrow? 

A long term escrow is an arrangement to have a neutral party service the contract between a buyer and a seller. In doing so, the long term escrow company handles the details, such as retaining the original documents for safekeeping; accepting and distributing funds; calculating principal and interest; and retaining reserves for taxes and insurance. 

What is the Difference Between a Warranty Deed Versus a Quit Claim Deed? 

A Warranty Deed contains guarantees or assurances by the grantor (seller) that the deed conveys good and unencumbered title. These guarantees are known as covenants of title. Covenants may vary somewhat in their scope.
In a Quit Claim Deed, there are no warranties, representations, or even an implication that the seller owns or holds title to the land or to any particular interest in it. In this deed, the seller would say to the buyer, “I surrender to you, quit claim, and abandon all claims and interests, if any, which I may have in the land described herein.”

What is the Difference Between a Mortgage and a Deed of Trust? 

The mortgage is, in form, a conveyance of the land by the borrower to the lender, followed by description of debt and includes a provision or clause to the effect that the mortgage shall be void on full payment of the debt. A mortgage involves only two parties: the borrower and lender.
In the deed of trust, the borrower conveys the land, not to the lender, but to the trustee, in trust for the benefit of the holder of the promissory note that represents the debt. 

I am Refinancing My Second Home in a Different City Than I Currently Live. Do I Need to Travel to Complete the Transaction? 

No, you certainly don’t! Alliance Title has many locations throughout Idaho, Washington, and Montana! Choose an Alliance Title location that best fits your needs – regardless of your location, your transaction can be handled seamlessly with Alliance!

Do I Get the Keys to My New House When I Sign the Papers?

Although the signing is a very important part of the closing process, in reality, the transaction does not ‘close’ until the funds are provided to the title company and the deed to transfer title is recorded at the county courthouse. Keys are usually provided a day or a few days after signing. 

How Does the Foreclosure Process Work? 

A mortgage foreclosure is enforced in accordance to a court supervised foreclosure process, while a deed of trust foreclosure gives the lender the option to bypass the court system altogether by following the procedures outlined in the deed of trust and applicable state laws. 

If I Want to Bid on a Property in a Trustee’s Sale, Do I Have to Have Money to Hand in a Bid? 

Yes, certified funds above credit bid amount and up to the max you are willing to pay. 

What is a REO? 

The technical real estate acronym stands for “Real Estate Owned.” It includes any real estate inventory that is held by any lender, after the foreclosure process is complete. In order to be a true REO, the vesting deed into the lender’s name has been recorded. 

How Quickly Can My REO Transaction Close?

The time frame is very similar to that of purchasing non-REO property. 

What is a Short Sale, and How Does it Work? 

A short sale means that the note holder is getting “shorted” in funds due to them. When a homeowner sells a property, the lender agrees to accept a payoff amount that is “short” of all the funds owed to them. This happens when the loan they originated on in the past few years has a higher balance than the property is currently worth.