Title and escrow files, assembled without the chase.
Collect payoffs, identity and curative items from every party on the transaction, validate each one, and reach a closing-ready file.
File opened
Escrow order received, parties added.
Commitment read
Exceptions and requirements extracted.
Gaps flagged
Payoff outstanding from second lienholder.
Closer approves
Requirements cleared and signed off.
File delivered
Closing package distributed.
Close on time, without the chase.
Blackbird's AI asks each party for exactly what their role owes, reads what comes back, and tracks what is still outstanding. Your closer reviews the exceptions.
Parties on a single transaction can be individuals or entities, and each needs a different set of documents — including lienholders you have no prior relationship with.
Six stages, mapped to this workflow.
Describe it once. Blackbird builds it, runs it, and keeps a record of every step — against your requirements, not a fixed template.
Build
Define the closing checklist, the parties, and what each one owes.
Collect
Request payoffs, IDs and lien evidence from lenders, sellers and lienholders.
Understand
Read the title commitment, extract exceptions and requirements.
Validate
Reconcile payoff figures, confirm authority, check each requirement is cleared.
Approve
Closer or attorney sign-off, with provenance preserved.
Deliver
Closing file distributed to the lender and parties, ready to record.
It asks for exactly the right documents.
You define what's required — by entity type, risk tier or jurisdiction. Blackbird then requests it from the right party, reads each document, and connects the details to the record. A typical set looks like this:
Requested from
Title examiner
What the AI reads from it
Then it checks
Requested from
Each lienholder
What the AI reads from it
Then it checks
Requested from
Each individual party
What the AI reads from it
Then it checks
Requested from
Each entity party
What the AI reads from it
Then it checks
Requested from
HOA or manager
What the AI reads from it
Then it checks
Requested from
Settlement closer
What the AI reads from it
Then it checks
Requested from
Receiving party
What the AI reads from it
Then it checks
Every party, one workflow.
Complex workflows are rarely two-sided. Blackbird tracks each party’s obligations separately and chases only the one holding things up.
Title agent & examiner
Produces the commitment
Escrow / settlement closer
Clears requirements and signs off
Lienholders
Each supplies its own payoff
Buyer, seller & lender
Identity, authority and funding
HOA or manager
Estoppel and dues
Recorder & downstream systems
Receive the completed file
A closing-ready file
Verified, typed, and traceable to source.
Delivered where the work already happens.
Structured records over REST API, MCP and webhooks, so verified data lands in the system you already use — with the evidence behind every field.
SOC 2 Type II
ISO 27001
GDPR
Verified vs inferred — every field records how it was established.
Full audit trail — every request, check and approval is timestamped and attributed.
People stay accountable — AI collects and validates; your team decides.
Common questions.
How does Blackbird speed up title and escrow document collection?
It opens the file with a checklist of every party and what each one owes, then requests those items directly. Documents are read as they arrive, figures are extracted, and anything outstanding is chased automatically. Your closer sees a live view of what is cleared rather than assembling the picture from an inbox.
Can it request and reconcile payoff letters from multiple lienholders?
Yes, and this is usually the slowest part of a file. Each lienholder is requested separately, and Blackbird extracts the payoff amount, good-through date and per-diem from each letter, then reconciles those figures against the settlement statement. A payoff that expires before closing is flagged rather than silently used.
How does the audit trail help reduce wire-fraud and liability exposure?
Every request, document, figure and approval is timestamped and attributed to a person, and every field records the document it came from. Wiring instructions are held for out-of-band confirmation rather than actioned on receipt. Blackbird does not move funds u2014 it makes the evidence behind each instruction explicit.
Does it read the title commitment and track Schedule requirements?
Yes. Blackbird reads the commitment, extracts the exceptions and requirements, and turns each requirement into a tracked item with an owner. As curative documents arrive they are matched to the requirement they satisfy, so what remains open is always visible.
What happens when a party is an entity rather than an individual?
The document set changes, so the request changes with it. An entity party is asked for formation documents, evidence of good standing and signing authority instead of a personal ID, and Blackbird checks the signer against the authority it found.
Does Blackbird clear title or close the file?
No. It owns collection, extraction, reconciliation and completeness. Clearing an exception, accepting a curative item and closing the file remain decisions for your closer, attorney or examiner, and each one is recorded against the person who made it.
One platform, every workflow.
What is title and escrow document automation?
Blackbird requests payoffs, IDs and curative items from every party on a closing, then reads and validates each one. It tracks what has cleared and hands your closer a complete, time-stamped file.