Fidelity National Title is a title company that handles escrow and title insurance for real estate transactions

Fidelity National Title (FNT) is one of the largest title insurance companies in the United States. When you buy a home, FNT can act as the escrow holder — the neutral third party that receives your down payment and the seller's deed, holds both until closing conditions are met, then releases the money and transfers ownership. They also issue a title insurance policy, which protects you and your lender if someone later claims they have a legal right to the property you just bought.

FNT operates through local offices in most states. You do not choose them directly; your real estate agent, lender, or seller typically selects the title company. However, in some states you have the right to choose your own title company, and in others the buyer or seller has that choice by custom or law. If FNT is already named in your purchase agreement, you will work with their local office to complete the escrow process.

Key Takeaways

  • Fidelity National Title holds your down payment and the seller's deed during escrow and releases both at closing once all conditions are met.
  • They issue a title insurance policy that protects you if someone later claims ownership of the property or if a lien was missed during the title search.
  • You typically do not choose FNT yourself — your agent, lender, or seller names them in the purchase agreement, though some states allow buyer or seller choice.
  • FNT charges for escrow services and title insurance; these costs are usually split between buyer and seller according to state law and the purchase agreement.
  • The escrow process with FNT usually takes 30 to 45 days from the time you sign the purchase agreement to the final closing.

What FNT does during escrow

Once you and the seller sign the purchase agreement, FNT opens an escrow account in your transaction's name. You send your down payment to FNT (not to the seller or agent), and they hold it in a trust account. The seller provides the deed and any other documents that prove they own the property free and clear, or that any liens will be paid off at closing.

FNT also orders a title search — a review of public records to confirm the seller actually owns the property and to find any liens, judgments, or other claims against it. If the search uncovers a problem (a tax lien, a contractor's claim, a missed mortgage), FNT works with the seller's attorney or title company to resolve it before closing. This is why escrow takes time; FNT cannot release your money until the title is clear.

FNT coordinates with your lender, the appraiser, and the inspector. They collect the final loan documents from your lender, prepare the closing statement (which shows all costs and who pays what), and schedule the closing meeting. At closing, you sign the final paperwork, FNT releases your down payment and the seller's loan payoff to the appropriate parties, and the deed is recorded in the county where the property sits.

Title insurance and what it covers

FNT issues two title insurance policies: one for you (the owner's policy) and one for your lender (the lender's policy). The lender's policy is required by your mortgage company. The owner's policy is optional but strongly recommended, because it protects you against claims that arise after you own the home.

Title insurance covers legal costs and the loss of your down payment or home equity if someone proves they have a claim to the property. Common covered events include a forged deed in the chain of title, a missing heir who claims ownership, a contractor's lien that was not disclosed, or a tax lien that the title search missed. The policy does not cover problems you knew about before closing, problems caused by your own actions, or liens you created after you bought the home.

You pay a one-time premium for title insurance at closing. The cost varies by state and by the home's purchase price, but typically ranges from 0.5% to 1% of the purchase price. In some states, the seller pays this cost; in others, the buyer pays; in still others, it is negotiable. FNT will show the exact cost on the closing statement before closing day.

Costs you will see from FNT

FNT charges several fees that appear on your closing statement. The escrow fee (sometimes called the title fee or closing fee) covers FNT's work holding your money, ordering the title search, coordinating with lenders and inspectors, and conducting the closing. This fee varies by state and by the transaction size, but typically ranges from $300 to $1,000.

The title search fee covers the cost of reviewing public records. The title insurance premium covers the one-time policy. Recording fees (charged by the county, not by FNT, but collected by them) cover the cost of recording the new deed and mortgage in the public record. FNT may also charge for a title commitment (a preliminary report showing what the title search found) or for rush delivery of documents.

Your real estate agent or lender should provide a Loan Estimate within three days of your process, which shows estimated closing costs including FNT's fees. The final Closing Disclosure, which you receive at least three days before closing, shows the actual costs. If FNT's charges on the Closing Disclosure are significantly higher than the Loan Estimate, ask FNT or your lender why before closing day.

How to work with FNT during your transaction

Once FNT is named in your purchase agreement, their local office will contact you within a few days to open the escrow account. They will ask for your contact information, the property address, the purchase price, and your lender's details. They will also send you a list of documents they need from you: a copy of the signed purchase agreement, proof of your down payment funds, and any other documents your lender requires.

Send your down payment to FNT's trust account as soon as possible after signing the purchase agreement. FNT will provide wire instructions or a mailing address. Do not send the money to your agent, the seller, or the lender — it must go to FNT's escrow account. Keep a receipt or confirmation of the transfer.

Stay in touch with FNT's escrow officer (the person assigned to your file) as your closing date approaches. Ask them for updates on the title search, any issues that came up, and the expected closing date. About a week before closing, FNT will send you the Closing Disclosure, which shows all final costs and the amount you need to bring to closing. Review it carefully and ask FNT about any line items you do not understand.

Common issues that delay FNT closings

Title problems are the most common reason FNT cannot close on time. If the title search finds a lien, judgment, or other claim, the seller must resolve it before FNT can transfer the deed. This might mean paying off a contractor's lien, satisfying a judgment, or providing a legal opinion that the claim is invalid. FNT cannot force the seller to fix these problems, but they will not close until they are resolved.

Lender delays also push back closing dates. If your lender is slow to send final loan documents, or if they ask for additional information or documentation, FNT cannot close until those documents arrive. Stay in touch with your lender's loan officer and provide any requested documents quickly.

Appraisal issues, inspection problems, or homeowners insurance delays can also hold up closing. FNT coordinates with all these parties, but they cannot move forward if any of them are not ready. If your closing date is approaching and you sense a delay, contact FNT's escrow officer when ready and ask what is holding up the file.

Fidelity National Title vs. other title companies

FNT is one of the "Big Three" title insurance companies in the United States, along with First American and Old Republic. All three are large, stable companies that handle millions of transactions per year. The main differences between them are local presence (which one has an office near you), speed (some local offices are faster than others), and customer service reputation (which varies by office, not by company).

Smaller, independent title companies operate in most areas and often charge lower fees than the national companies. However, they may have fewer resources to handle complex title issues or to coordinate with lenders and inspectors. The choice between FNT and a smaller company usually comes down to who your agent or lender recommends and whether you have the right to choose in your state.

In some states, you can shop around for title insurance rates and escrow fees. In others, rates are set by state law and all companies charge the same amount. Ask your lender or agent whether you can choose your title company and whether shopping around will save you money.

Frequently Asked Questions

What happens if FNT finds a problem with the title?

FNT will issue a title commitment showing what they found. If the problem is a lien or judgment, the seller must pay it off before closing. If it is a missing document or unclear ownership, FNT may require a legal opinion or an affidavit from the seller. FNT cannot close until the problem is resolved, but they will work with the seller's attorney to find a solution.

Can I get my down payment back if I back out of the deal?

That depends on the reason you are backing out and what the purchase agreement says. If the seller breaches the agreement or if the inspection or appraisal fails and you included that as a contingency, you may get your money back. If you straightforward change your mind without a valid reason, you may lose your down payment. FNT holds the money according to the purchase agreement and the escrow instructions, so ask your agent or attorney about your specific situation.

Do I have to use Fidelity National Title if my lender or agent recommends them?

In some states, yes — the purchase agreement names the title company and you cannot change it without the seller's agreement. In other states, you have the right to choose your own title company. Check your purchase agreement and ask your agent or lender whether you can select a different company. If you can choose, you may want to shop around for fees and customer service reviews.

How long does the escrow process take with FNT?

Most FNT closings take 30 to 45 days from the time you sign the purchase agreement to the final closing. This timeline assumes no title problems, no lender delays, and no inspection or appraisal issues. If any of these come up, closing may take longer. FNT's escrow officer can give you a more specific timeline once they review your file.

What if I disagree with a charge on my closing statement from FNT?

Contact FNT's escrow officer or manager and ask for an explanation of the charge. If you believe the charge is incorrect or higher than what was quoted, ask for a written explanation. You have the right to review the Closing Disclosure at least three days before closing, so you have time to raise questions before you sign. If you still disagree, you can negotiate with the seller or lender to cover the disputed cost.