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Title insurance agent and real property research firm serving NY, NJ, CT, and DE with title searches, lien reviews, and closing services.
Data compiled from public sources
Title listed refund term, Inc. (TGI) is a licensed title insurance agent and real property research organization headquartered at 39 Broadway in New York's financial district. The company has been operating long enough to emphasize a 35-year track record of business experience and maintains relationships with major law firms, lenders, and government entities. TGI functions as a critical service provider in the mortgage and real estate transaction ecosystem rather than a direct lender.
The company offers comprehensive title-related services including property title searches, co-op lien searches and reviews, New York City ECB and DOB violation resolution, complete document transfer and filing services, and both commercial and residential title insurance policies. They issue policies for major carriers First American and Stewart, positioning themselves as an underwriting agent rather than a direct insurer. Their services span the entire contract-to-post-closing cycle, providing analytics and property history research to support negotiation and risk management during transactions.
TGI distinguishes itself through deep experience context in New York-specific properties and violations, particularly ECB (Environmental Control Board) and DOB (Department of Buildings) issues that are unique to NYC real estate. The company emphasizes responsive customer service, industry leadership, and a broad view of complete property history. They work directly with established law firms, government agencies including the NYC Economic Development Corporation, and institutional lenders like Stewart Lender Services and GSA-certified vendors.
The main caveat is that TGI is a supporting service provider in real estate transactions, not a direct lender or primary closing agent. Their value depends heavily on integration with attorneys, lenders, and title companies. The website provides limited information about specific pricing, turnaround times, or service level agreements. Geographic service is limited to four northeastern states (NY, NJ, CT, DE), with clear emphasis on New York transactions.
This is state-level context for Mortgages & Home Loans consumers in New York, NY. It does not confirm that Title Guarantee, Inc. Title Insurance Company or this specific location is licensed.
State regulator
New York Department of Financial Services
Consumer protection
New York mortgages are subject to judicial foreclosure requirements. Mortgages must comply with the Truth in Lending Act (TILA) and Regulation Z at the federal level. The New York Department of Financial Services supervises mortgage lenders and servicers. Homeowners have strong protections under the Foreclosure Prevention Act and must be offered loss mitigation options before foreclosure. A court judgment is required before foreclosure sale.
Source: CreditDoc state-law summary and listed public regulator resources. Verify licensing directly with the listed state regulator before relying on a provider.
Title Guarantee, Inc. Title Insurance Company offers 12 services including Quick and accurate property searches, Co-op lien search and review, New York City ECB violation resolution, New York City DOB violation resolution, Complete document transfer services, and 7 more.
Title Guarantee, Inc. Title Insurance Company has profile signals associated with Real estate attorneys and law firms handling closings in NY, NJ, CT, or Delaware, Mortgage lenders and servicers needing title underwriting agents and policy issuance, NYC property buyers and sellers dealing with co-op purchases or ECB/DOB violations.
Key strengths: Serves all four states (NY, NJ, CT, DE) from single New York base with deep local experience context; Issues policies for two major national carriers (First American and Stewart), indicating regulatory compliance and market standing; Specializes in NYC-specific issues like ECB and DOB violations that require expert local knowledge. Areas to consider: Website contains minimal information on pricing, service fees, or cost transparency for consumers; No stated turnaround times or service level agreements published for title searches or closing services.
In the Mortgages & Home Loans category, comparable providers include AAFE Community Development Fund, Barry Koven at CrossCountry Mortgage, Block Financial Resources. Each company has different strengths, so compare services, pricing, and consumer complaint records before deciding what to do next.
CreditDoc Profile Note
Title listed refund term, Inc. is profile signals for real estate attorneys, mortgage lenders, and NYC-based property buyers/sellers who need listed title services, particularly those dealing with co-op purchases or regulatory violations. The main caveat is that TGI is a B2B service provider and underwriting agent, not a direct lender or title insurer—consumers typically interact with them through their attorney or lender rather than directly.
AAFE Community Development Fund is a HUD-certified housing counselor and CDFI offering free homebuyer education, down payment assistance loans, and homeowner repair financing for low- to moderate-income New Yorkers.
Profile signals: First-time homebuyers in NYC with low-to-moderate income seeking education and down payment help, Asian American and immigrant communities in NY seeking bilingual housing counseling
Barry Koven is a mortgage loan officer at CrossCountry Mortgage serving the Brooklyn, NY area, offering residential mortgage solutions for home purchase and refinancing.
Profile signals: Brooklyn-area homebuyers seeking local mortgage origination support, New York borrowers preferring to work with a named loan officer rather than automated systems
Block Financial Resources is a New York-based mortgage broker offering pre-qualification, pre-approval, and refinancing services with access to 50+ wholesale lenders.
Profile signals: New York-based homebuyers and refinancers seeking faster processing timelines, Borrowers with non-standard loan needs (co-ops, foreign nationals, bank statement income, DSCR)
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Read guide →New to credit and lending? Here are the key terms used on this page, explained in plain language with real-number examples.
The total yearly cost of borrowing money, including the interest rate plus any fees the lender charges. Think of it as the 'true price tag' on a loan.
Lenders are required to show APR by law (Truth in Lending Act) because the interest rate alone can hide fees. Comparing APR across lenders is the most reliable way to find the lower-cost loan.
Example
You borrow $10,000 at 6% interest for 3 years, but there's a $300 origination fee. The interest rate is 6%, but the APR is 6.9% because it includes that fee. You'd pay $304/month and $946 total in interest.
An interest rate that stays the same for the entire life of the loan. Your monthly payment never changes.
Fixed rates protect you from market changes. If rates go up, your payment stays the same. The tradeoff: fixed rates are usually slightly higher than starting variable rates.
Example
You get a 30-year mortgage at 6.5% fixed. Whether rates rise to 9% or drop to 4% over the next 30 years, your payment stays at $1,264/month on a $200,000 loan.
The percentage a lender charges you for borrowing their money, calculated on the amount you still owe. It's the lender's profit for taking the risk of lending to you.
Even a 1% difference in interest rate can cost you thousands over a loan's life. Lower rates mean less money out of your pocket.
Example
On a $20,000 car loan for 5 years: at 5% you pay $2,645 in interest. At 8% you pay $4,332. That 3% difference costs you $1,687 extra.
An interest rate that can go up or down over time, usually tied to a benchmark like the prime rate. Your monthly payment changes when the rate changes.
Variable rates often start lower than fixed rates to attract borrowers, but they can increase significantly. Many people who got hurt in the 2008 crisis had adjustable-rate mortgages.
Example
You start with a 5/1 ARM mortgage at 5.5%. For the first 5 years you pay $1,136/month on $200,000. Then the rate adjusts to 7.5%, and your payment jumps to $1,398/month.
The process of paying off a loan through regular payments that cover both principal and interest. Early payments are mostly interest; later payments are mostly principal.
Understanding amortization explains why paying extra early in a loan saves the most money — you're reducing the principal that interest is calculated on.
Example
Month 1 of a $200,000 mortgage at 6%: your $1,199 payment splits as $1,000 interest + $199 principal. By month 300: only $47 goes to interest and $1,152 goes to principal.
How long you have to repay the loan, measured in months or years. A shorter term means higher monthly payments but less total interest paid.
Longer terms feel more affordable monthly but cost much more overall. A 30-year mortgage costs almost double in interest compared to a 15-year mortgage on the same amount.
Example
Borrowing $200,000 at 6.5%: A 15-year term costs $1,742/month ($113,561 total interest). A 30-year term costs $1,264/month ($255,088 total interest). You save $141,527 with the shorter term.
A fee some lenders charge if you pay off your loan early. The lender loses the interest they expected to earn, so they penalize you for leaving early.
Always ask about prepayment penalties before signing. They can trap you in a high-rate loan even if you find a better deal to refinance into.
Example
Your mortgage has a 2% prepayment penalty for the first 3 years. If you refinance after year 2 on a $200,000 balance, you'd owe a $4,000 penalty fee.
Replacing your current loan with a new one, usually at a lower interest rate or with different terms. The new loan pays off the old one.
Refinancing can save thousands if rates drop or your credit improves. But watch for fees — a $3,000 refinancing cost needs to be offset by monthly savings.
Example
You have a $180,000 mortgage at 7.5% ($1,259/month). You refinance to 6% ($1,079/month), saving $180/month. With $3,000 in closing costs, you break even in 17 months.
The process where a lender evaluates your finances — income, debts, credit history, assets — to decide whether to approve your loan and at what rate.
Understanding what underwriters look for helps you prepare a stronger application. They check your DTI ratio, employment stability, credit score, and the asset's value.
Example
You apply for a mortgage. The underwriter reviews your pay stubs (income), bank statements (savings), credit report (history), and orders an appraisal (home value). This takes 2-4 weeks.
The fees paid when finalizing a home purchase or refinance — typically 2-5% of the loan amount. They include appraisal, title insurance, attorney fees, and lender fees.
Closing costs can add $6,000-$15,000 to a home purchase that buyers don't always budget for. Some can be negotiated or rolled into the loan.
Example
You buy a $300,000 home. Closing costs at 3% = $9,000. That includes: appraisal $500, title insurance $1,500, attorney $800, origination fee $3,000, taxes/escrow $3,200.
Upfront fees you pay to the lender at closing to buy a lower interest rate. One point = 1% of the loan amount and typically reduces your rate by 0.25%.
Points make sense if you plan to stay in the home long enough for the monthly savings to exceed the upfront cost. That breakeven point is usually 4-6 years.
Example
On a $250,000 mortgage at 6.5%: you pay 1 point ($2,500) to get 6.25%. Monthly payment drops from $1,580 to $1,539 — saving $41/month. Breakeven in 61 months (5 years).
The percentage of your monthly gross income that goes toward paying debts. Lenders use it to judge whether you can afford another loan payment.
Most lenders want DTI below 36% for personal loans and below 43% for mortgages. Above that, you're considered overextended and likely to be denied.
Example
You earn $5,000/month gross. Your debts: $1,200 mortgage + $300 car + $200 student loans = $1,700/month. DTI = 34%. A new $400/month loan would push you to 42% — risky for lenders.
An account managed by your mortgage lender that holds money for property taxes and homeowners insurance. A portion of each mortgage payment goes into escrow, and the lender pays these bills for you.
Escrow ensures taxes and insurance are always paid on time (protecting the lender's investment). Your monthly payment may go up if taxes or insurance increase.
Example
Your mortgage payment is $1,400: $1,050 principal+interest + $250 property taxes + $100 insurance. The $350 for taxes/insurance goes into escrow. The lender pays your tax bill in December from escrow.
A government-insured mortgage that allows lower down payments (as low as 3.5%) and lower credit score requirements (580+). The FHA insures the loan, reducing risk for lenders.
FHA loans make homeownership accessible for first-time buyers and those with imperfect credit. The tradeoff: borrowers are required to pay Mortgage Insurance Premium (MIP) for the life of the loan.
Example
You have a 620 credit score and $10,500 saved. On a $300,000 home: FHA lets you put 3.5% down ($10,500) vs. conventional requiring 5-20% down ($15,000-$60,000).
The ratio of your loan amount to the property's appraised value, expressed as a percentage. It tells the lender how much of the home's value they're financing.
LTV above 80% usually requires Private Mortgage Insurance (PMI), which adds $100-300/month. Lower LTV can mean lower lender risk and different rate context.
Example
Home value: $300,000. Down payment: $60,000. Loan: $240,000. LTV = 80%. You avoid PMI. If you only put $30,000 down (90% LTV), you'd pay PMI until you reach 80%.
Replacing your current mortgage with a new one, usually to get a lower rate, change the loan term, or pull cash out of your home equity.
A 1% rate reduction on a $250,000 mortgage saves ~$150/month ($54,000 over 30 years). But closing costs of 2-5% mean it can be useful to stay long enough to break even.
Example
You have a $300,000 mortgage at 7.5% ($2,098/month). Rates drop to 6%. Refinancing costs $8,000 in closing. New payment: $1,799/month. Monthly savings: $299. Breakeven: 27 months.
Insurance that protects the LENDER (not you) if you default on a mortgage with less than 20% down payment. You pay the premium, but it only covers the lender's loss.
PMI typically costs 0.5-1.5% of the loan per year and adds nothing to your equity. Once you reach 20% equity, you can request it be removed.
Example
On a $250,000 loan with 10% down, PMI at 0.8% = $2,000/year ($167/month). After 5 years, your home's value rises and your equity reaches 20%. You request PMI removal and save $167/month.
A mortgage backed by the Department of Veterans Affairs for eligible military members, veterans, and surviving spouses. Key benefits: no down payment required and no PMI.
VA loans are among the mortgage options with notable listed benefits — 0% down, no PMI, and rate claims to verify. They're earned through military service and can be used multiple times.
Example
A veteran buys a $350,000 home with a VA loan: $0 down, no PMI, 5.8% rate ($2,054/month). A comparable conventional loan with 5% down would require $17,500 down plus $175/month PMI.
Want to learn more? Read our Financial Wellness Guides for in-depth explanations and practical advice.
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