How to choose a mortgage lender and title company
The federal disclosures that make lenders comparable, the closing services you can shop for, and how to check a license.
Published 2026-10-21. All guides · Lenders and title insurers hub
Our perspective
The Loan Estimate is one of the most useful comparison tools in real estate, because lenders use the same standard form. A lender must send it within three business days of receiving your application, and the CFPB suggests requesting estimates from several lenders for the same loan. (CFPB, “I never received a Loan Estimate. What can I do?”; CFPB, Request and review multiple Loan Estimates) Title is a large cost that many buyers do not shop: you can shop for the services listed in section C of page 2 of the Loan Estimate, and the lender must give you a written list of providers. (CFPB, “What required mortgage closing services can I shop for?”) Our lender and title scores weigh the legal and regulatory record most heavily (30%), because that is the part of a lender’s conduct the public can check.
Checklist
- Check the company and loan officer on NMLS Consumer Access. (CFPB, checking whether a company or person may make or broker mortgage loans; NMLS Consumer Access)
- Request Loan Estimates from three or more lenders for the same loan type and features. (CFPB, Request and review multiple Loan Estimates)
- Tell your chosen lender you intend to proceed within 10 business days; after that the lender can revise terms and costs. (CFPB, what “intent to proceed” means)
- Use section C of the Loan Estimate to shop for title and settlement services; you may be able to use a provider not on the lender’s list if the lender agrees. (CFPB, “What required mortgage closing services can I shop for?”; CFPB, Shop for title insurance and other closing services)
- Decide whether you want an owner’s title policy; most lenders require a lender’s policy, and the owner’s policy protects your own investment. (CFPB, Shop for title insurance and other closing services)
- Expect your Closing Disclosure at least three business days before closing and compare it with your Loan Estimate. (CFPB, “When do I get a Closing Disclosure?”)
Questions to ask
- Is my rate locked, until when, and what does an extension cost?
- Which fees on my Loan Estimate can change before closing?
- Does the loan have a prepayment penalty, balloon payment or adjustable features?
- (Title) What is the total of all title-related charges, and what does the owner’s policy add?
- Do you have an ownership or referral relationship with any provider you are suggesting?
Red flags worth clarifying
None of these proves a problem on its own. Each is a reason to ask for an explanation in writing before you sign.
- A lender that does not provide a Loan Estimate within three business days of a complete application. (CFPB, “I never received a Loan Estimate. What can I do?”)
- Pressure to use a particular title company without a written disclosure of any affiliation. (CFPB, Regulation X § 1024.15, affiliated business arrangements)
- Referral fees between settlement providers, which RESPA prohibits for federally related mortgage loans. (CFPB, Regulation X § 1024.14, prohibition against kickbacks and unearned fees)
- No Closing Disclosure three business days before closing. (CFPB, “When do I get a Closing Disclosure?”)
- A loan officer or company you cannot find on NMLS Consumer Access.
What the public record can and can’t tell you
Can show
- Revenue, margins and disclosed legal and regulatory matters of public lenders and title insurers (10-K)
- Third-party market-share figures cited in filings
- License status of companies and loan officers (NMLS)
Can’t show
- The rate you will be offered
- How a specific loan officer communicates
- Title charges on your purchase in your state
How our scores work here
Firms here get a public-record score: a number out of 10 with its breakdown, built only from audited filings, regulator and court records, and rankings researched by third parties. Criteria and weights: Revenue growth (25%); Net margin (25%); Independently measured position (20%); Legal and regulatory record (30%). Today 6 of the 8 firms we profile in this section can be scored; the others show “Not yet scored”, which means the public record does not cover every criterion. It says nothing about service quality. We attach no label, tier or recommendation to a score, and a lower number is not a judgment of how a firm treats clients. Use it to see what is documented, then do the checks below.
Explore
Lenders, mortgage and title hub · Mortgage lenders · Title insurers · Commercial lenders · Rocket Mortgage · UWM · PennyMac · Fidelity National Financial · First American · Stewart Title · Old Republic Title · Rocket vs UWM · FNF vs First American · Stewart vs Old Republic · Appraiser guide
Questions
When do I get a Loan Estimate?
Within three business days after the lender receives your application: your name, income, Social Security number, property address, estimated value and loan amount.
Can I choose my own title company?
For services listed in section C of your Loan Estimate, yes. The lender must give you a list of providers, and you may be able to use one not on the list if the lender agrees.
When do I get the Closing Disclosure?
At least three business days before closing. Certain changes, such as an APR that becomes inaccurate, a changed loan product or an added prepayment penalty, require a corrected form and a new three-business-day wait.
What does the lender and title score measure?
Revenue growth, net margin, an independently measured market position and the legal and regulatory record. A number out of 10, not a recommendation.
Regulatory and legal points summarize the linked primary sources as read on 2026-10-21. Rules vary by state and change over time; this guide is general information, not legal or financial advice.
Sources
- CFPB, “I never received a Loan Estimate. What can I do?” · accessed 2026-10-20
- CFPB, Request and review multiple Loan Estimates · accessed 2026-10-20
- CFPB, what “intent to proceed” means · accessed 2026-10-20
- CFPB, “What required mortgage closing services can I shop for?” · accessed 2026-10-20
- CFPB, Shop for title insurance and other closing services · accessed 2026-10-20
- CFPB, “When do I get a Closing Disclosure?” · accessed 2026-10-20
- CFPB, checking whether a company or person may make or broker mortgage loans · accessed 2026-10-20
- NMLS Consumer Access · accessed 2026-10-20
- CFPB, Regulation X § 1024.14, prohibition against kickbacks and unearned fees · accessed 2026-10-20
- CFPB, Regulation X § 1024.15, affiliated business arrangements · accessed 2026-10-20
Last verified 2026-10-21. Figures were re-read from the linked sources that day.
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- Guide published.