Land Title Guarantee Company - Transaction Management Expert Web Services

Transaction Management Expert Web Services:
Implementation Guide

Introduction

Welcome to Land Title's Title Order Web Service documentation. Land Title designs and maintains a variety of web services for the convenience of its vendors and customers. These standardized web services allow other companies to interface with Land Title's production systems.

An order is transmitted from a client's server to Land Title over a secure Internet connection. These requests use a very simple XML specification designed for quick and easy implementation.

To set up an account on this system, please contact Ronald McKinney - Vice President of Information Technology.

This implementation allows you to create, check the status and cancel orders through our web interface TMX.

Getting Started

TMX Web Services use an XML over HTTP standard. To use this service you will need to send an HTTP POST of an XML document with a mime-type of application/xml to https://webservices.ltgc.com/tmx/create_order where we will process the request and respond with an XML document containing our order number in return.

All requests are validated against our Relax NG Schema (specification). Note that not all elements in the validate.xml element are used for every type of transaction. Only use the elements that are defined in this documentation for your specific transaction type. This service allows for placing Sale/Resale Orders, Refinance Orders, and Ownership and Encumbrance Reports. Each request begins with a root element of <request> and requires the @login and @password attributes. The segment element allows specifying which kind of order is being placed:

Beyond that, only the property element and some sort of customer identifying information are required.

Builder, Commercial, and Residential (Sale/Resale)

Click here for an XML sample

All Builder, Commercial, and Residential orders require the same information and are referred to as sale or resale orders. These orders consist of the following:

Ownership and Encumbrance Reports (O&E)

Click here for an XML sample

Ownership and Encumbrance Reports provide the ownership, legal description, and the recorded deed of trust or mortgage for a property. O&E's are not free and a credit card must be provided at time of order. You can query Land Title's O&E Charges service to know what will be charged beforehand. O&E's consist of:

Handling the Response

Click here for an XML sample

After a successful order has been placed the order id will be returned in XML. The response is the original request, wrapped in another element named <request> with a new child element of <response>, which has its own child element of <order-id> which is Land Title's order number.

<request>
<response>
<order-id>70362506</order-id>
</response>
<request><!-- The original request --></request>
</request>

Error Conditions

Click here for an XML sample

If an error occurs, a <gizmo:errors> element will be returned with a <gizmo:error> child for each error. The @message attribute on <gizmo:error> will contain the error message. The gizmo namespace is

http://www.lt-systems.com/gizmo.xsd

Office List

Click here for an (live) XML sample

To retrieve the office list, use an HTTP GET to https://webservices.ltgc.com/expert/office/list. No other input is required. The response will be an XML stream of all of Land Title's active offices and will look like:

<offices>
<office id="DILL">
<name>Dillon</name>
<address>256 DILLON RIDGE RD #B14</address>
<address2>PO BOX 4288</address2>
<city>DILLON</city>
<state>CO</state>
<zip>80435</zip>
<county>08117</county>
<phone>970-262-1883</phone>
<fax>970-262-0390</fax>
<location>other</location>
<latitude>39.629425</latitude>
<longitude>-106.058404</longitude>
<instructions/>
</office>
...
</offices>

Closer List

Click here for an (live) XML sample

To retrieve the office list, use an HTTP GET to https://webservices.ltgc.com/expert/closer/list. If no input is supplied, every closer will be returned. Otherwise you can filter the response to only show closers for a specific office with the office-id parameter: https://webservices.ltgc.com/expert/closer/list?office-id=CCRES. A sample of the response looks like:

<closers>
<closer id="jkochan">
<name>Jeffrey Kochan</name>
<office id="CCRES">Denver - Cherry Creek / Residential</office>
</closer>

O&E Charges

Click here for an XML sample

All O&E's require payment on request. To determine the charges, POST the XML data used to place the O&E request to the following URL: https://webservices.ltgc.com/tmx/oe/charges. Note that the additional services of plat-map and covenants both require additional charges. The response from the service will look like:

<charges>
<service-charge amount="5.00" id="ONE">O & E Report</service-charge>
<service-charge amount="2.0" id="PLAT">Plat Map</service-charge>
<service-charge amount="2.0" id="COVENANT">Covenants</service-charge>
</charges>

Get the Order Data

Click here for an XML sample

Use this service to retrieve all of the commitment and policy information for an existing order. To access the service, post the following XML to https://webservices.ltgc.com/Tmx/get:

<request login="Your webservice credentials login" password="Your webservice credentials password">
<order-id>Land Title's order number</order-id>
<customer-reference>Your reference / loan number</customer-reference>
</request>
If the order was placed through the webservices using the same login and password, then the customer-reference is not required. Otherwise if the order was not placed throug the webservices, then a matching customer reference is required to validate the request.

The response order XML can consist of the following:

The <buyers> Element

The <buyers> element is used to specify the buyers/borrowers of the property when requesting an Refinance or Sale/Resale Order.

NodeNotesDocumentation
@tbdbooleanOptional field. Mark as true if the buyer's are to be determined
<buyer>zero or moreContainer element for each individual buyer/borrower

<name>

requiredThe owner name

<ssn>

The owner's SSN or Tax Id

The <cancel> Element

The <cancel> element only exists when the order has been cancelled.

NodeNotesDocumentation
<date>MM/DD/YYYYThe date the order was cancelled.
<time>12 hour timeThe time the order was cancelled.
<user>The user id of the person who cancelled the order.

The <card> Element

The <card> element defines the credit card used to make a payment for Ownership and Encumbrance Reports. O&E's must be paid in the same XML stream as the O&E request. Currently Visa, Mastercard and American Express are accepted.

NodeNotesDocumentation
<email>requiredThe email address to send the receipt to.
<first-name>requiredThe first name on the credit card.
<last-name>requiredThe last name on the credit card.
<number>requiredThe credit card number.
<month>requiredThe expiration month.
<year>requiredThe expiration year.
<address>requiredThe billing address for the card.
<city>requiredThe billing city for the card.
<state>required, 2 character state codeThe 2 character state code for the billing address.
<zip>required, 5 digit zip codeThe 5 digit zip code for the billing address.

The <clds> Element

The <clds> element is used for Construction Loan Disbursing and only used in Refinance Orders.

NodeNotesDocumentation
<disburse>booleanMark as true if Land Title is to disburse construction loans.
<instructions>Any Construction Loan Disbursing instructions

The <closing> Element

The <closing> element defines information used when closing with Land Title for Refinance and Sale/Resale orders.

Closing fields applicable to both Refinance and Sale/Resale Orders
NodeNotesDocumentation
<to-close>booleanMark true if Land Title is closing this transaction.
<location>The office code for the office to be used for the closing.
<closer>The user id for the requested closer for the transaction.
<instructions>Any instructions or notes for the closing staff.
<date>dateProjected closing date.
Sale/Resale Order specific fields
NodeNotesDocumentation
<earnest>Amount of earnest money to be held.
<held-by>Who holds the earnest money. 'LA' - Listing Agent, 'SA' - Selling Agent, 'TC' - Title Company, 'S' - Seller, 'O' - Other
<seller-commission>Seller's Agent Commission %
<buyer-commission>Buyer's Agent Commission %

The <commitment> Element

The <commitment> element is an extremely complex element that describes all of the data behind the commitment.

NodeNotesDocumentation
<url>The absolute url to the commitment pdf image.
<contacts>Complex container element for each commitment <contact>
<contact>zero or moreThe element describing the contact.
<sales-price>The sales price on the order.
<search-type>ES, SS, NAPThe search type for the order. ES (Extended Search) and SS (Short Search) being the most common. NAP is Non Alta Product.
<order-date>MM/DD/YYYYThe order date
<closing-date>MM/DD/YYYYThe closing date for the order.
<commitment-date>MM/DD/YYYYThe date the commitment was written.
<interest>The interest covered (#3 on Schedule A of the commitment)
<requirements>Complex element encapsulating all of the commitment requirements.
<requirement>zero or moreThe element describing a commitment requirement.
<exceptions>Complex element encapsulating all of the commitment exceptions.
<exception>zero or moreThe element describing a commitment exception.
<services>Complex element encapsulating all of the commitment services.
<service>zero or moreThe element describing a commitment service.
<dash-history>Complex element encapsulating all of the commitment dash history.

<dash>

zero or moreThe dash element defines each specific dash.

@number

The specific dash number. Begins at 2 for the first dash.

<date>

MM/DD/YYYYThe date of this commitment dash.

<time>

12 hour timeThe time of this commitment dash.

<user>

The user id of the person who created this commitment dash.

<reason>

The reason for the dash.

<reason>/@id

The id code for the reason.
<products>Complex element encapsulating all of the commitment products.
<product>zero or moreEach individual commitment product.

The <contact> Element

The <contact> element describes the delivery information for a person on the order.

NodeNotesDocumentation
@tableTT_PARTY, TT_LENDER, TT_ROLESThe source table for this contact.
@idThe source table's id for this contact.
<role>The role of this contact on the order.

@id

numericThe id of the role. 1 = Buyer, 2 = Seller, etc...
<name>The company and/or contact name of the contact.
<attention>The attention name of the contact if <name> is a company.
<address1>The first address line for this contact.
<address2>The second address line for this contact.
<csz>Complex element containing the city state and zip code.

<city>

The city for the address of this contact.

<state>

2 character state codeThe state code for this contact.

<zip>

5 digit zip codeThe 5 digit zip code for this contact.

<csz>

city, state zipThe concatenated city, state zip for this contact.
<home-phone>10 digit phone numberThe contact's home phone number.
<cell-phone>10 digit phone numberThe contact's cell phone number.
<work-phone>10 digit phone numberThe contact's work phone number.

@ext

The optional extension for the work phone number.
<work-fax>10 digit phone numberThe contact's fax number.
<email>The contact's email address.
<delivery-method>The preferred delivery method for this customer

@id

The id code for this delivery method.

The <customer> Element

The <customer> element is used to define the customer ordering an Ownership and Encumbrance Report.

NodeNotesDocumentation
<company>The customer's company name
<name>requiredThe ordering customer's name
<addr1>The customer's address
<addr2>The customer's address 2
<city>The customer's city
<state>2 character state codeThe customer's state
<zip>5 digit zip codeThe customer's 5 digit zip code
<email>email address, requiredThe customer's email address. The O&E will be delivered by email
<phone>10 digit phone numberThe customer's phone number

The <deliveries> Element

The <deliveries> element specifies each contact in the transaction for Refinance and Sale/Resale Orders.

NodeNotesDocumentation
<delivery>zero or moreThe container element for each individual delivery/contact.

@username

The delivery/contact's username for Land Title if known

@password

The delivery/contact's password for Land Title if known

<company>

The delivery/contact's company name. One of company or recipient is required

<recipient>

The delivery/contact's name. One of company or recipient is required

<addr1>

The delivery/contact's address

<addr2>

The delivery/contact's address 2

<city>

The delivery/contact's city

<state>

2 character state codeThe delivery/contact's state

<zip>

5 digit zip codeThe delivery/contact's 5 digit zip code

<email>

email addressThe delivery/contact's email address.

<phone>

10 digit phoneThe delivery/contact's phone number

<fax>

10 digit phoneThe delivery/contact's fax number

<copies>

Number of commitment copies requested

<ccr>

booleanMark true if the customer requests CCR's and B2's.

The <documents> Element

The <documents> element encapsulates each additional document that's not a plat map or vesting-deed.

NodeNotesDocumentation
<image>zero or moreElement containing the image information.

The <hoa> Element

The <hoa> element defines information about the Homeowner's Association for Sale/Resale Orders.

NodeNotesDocumentation
<delivery-requested>booleanMark true if Land Title should order and deliver HOA/SB100 documents.
<buyer-delivery>Buyer delivery options. '4' - Email, '11' - CD via courier, '12' - CD via next day, '9' - Printed via courier, '5' - Printed via next day. Charges may apply
<buyers-agent-delivery>Buyer's agent delivery options. '4' - Email, '11' - CD via courier, '12' - CD via next day, '9' - Printed via courier, '5' - Printed via next day. Charges may apply
<instructions>Any special HOA instructions

The <hold> Element

The <hold> element only exists when a hold is in place for the order. A hold prohibits external access and delivery of the Commitment and Policies.

NodeNotesDocumentation
@idPRINT, CLAIM, RESTRICTEDThe id code of the hold.
<date>MM/DD/YYYYThe date the hold was placed.
<time>12 hour timeThe time the hold was placed.
<user>The user id of the person who placed the hold.

The <image> Element

The <image> element is in use from plat-maps, vesting-deeds, and documents. It contains the recording information of the image and an active link.

NodeNotesDocumentation
<description>A user friendly description of the recording information for this document.
<date>MM/DD/YYYYThe recording date of this document.
<reception>The reception number of this document.
<county>5 digit FIPS code.The 5 digit FIPS county code where this document was recorded.
<year>4 digit yearThe 4 digit recording year of this document.
<book>The book this document is stored in.
<page>The page number for this document. Associated with book for book/page.
<map-id>The map-id of this document.
<url>An active absolute url to this document.

The <requirement> or <exception> instrument Element

The <requirement> and <exception> element's are identical other than tag name. They define the code used to create a requirement or exception and its text.

NodeNotesDocumentation
@def-idThe id code used to define this type of instrument.
@standardHas a value of standard if this is a standard instrument.
@deletedHas a value if this instrument should appear as Item Intentionally Deleted
<text>The plain text of the instrument.
<formatted-text>HTML formatted text of the instrument. Includes links to the recorded document.

The <legal> Element

The <legal> element defines the legal description and associated data. It has the property address, county, property type, and any related plat map images.

NodeNotesDocumentation
<address>The street address for the property of this order.
<city>The city name for the property of this order.
<zip>5 digit zip codeThe 5 digit zip code for the address of this property.
<county>Complex element contaning all of the county data for the property of this order.

@id

5 digit FIPS codeThe 5 digit FIPS county code for this county.

<effective-time>

The effective time for commitment's in this county.

<code>

An abbreviation code for this county.

<name>

The name of this county.

<state>

Complex element containing the state data for the county

@id

The two character state code for this state.

<name>

The name of the state.
<property-type>Commercial, ResidentialThe property type for this property.

@id

C, RThe property type code, either C or R
<legals>Complex element containing child <legal> elements.

<legal>

zero or moreComplex element containing <text> and <formatted-text> for each legal description.

<text>

The plain text of the legal description.

<formatted-text>

HTML formatted text of the legal description. Mainly just includes links to documents within the legal description.
<plat-maps>Complex element containing zero or more <image> elements representing each plat map.
<image>zero or moreElement containing the image information.

The <loans> Element

The <loans> element is used to specify the new loans being created when ordering Refinance and Sale/Resale Orders.

NodeNotesDocumentation
@productThe product requested. Common values are 'REF' - Refinance, '2ND' - Junior Lender Policy (2nd), 'PR' - Property Report, 'TG' - Title Guarantee, and 'RT' - Record Title
<loan>zero or moreContainer element for each loan.

<amount>

The loan amount. Required on Refinance Orders.

<clause>

The insuring clause. Omit if not known.

<proposed-insured>

The proposed insured.

The <other> Element

The <other> element is used to specify any information that is difficult to categorize elsewhere.

Refinance Order specific fields
NodeNotesDocumentation
<tax-cert>booleanMark as true if Land Title should provide a tax certificate
<flood-cert>Omit or leave blank for no flood certificate. Use 'one-time' for a one time flood certificate and 'life' for a life of loan flood certificate.
<condo>booleanMark true if the property is a condominium. The appropriate endorsement will be included with the title commitment.
<planned-unit>booleanMark true if the property is a planned unit development. The appropriate endorsement will be included with the title commitment.
<arm>booleanMark true if the mortgage is an adjustable rate mortgage. The appropriate endorsement will be included with the title commitment.
<endorsements>Container element for endorsement

<endorsement>

zero or moreAdditional requested endorsements. Values are: '100' - Violations of covenants, '8.1' - Environmental Lien Protection, and '100.29' - Mineral Rights.
<additional>Free text of any additional requested endorsements
Sale/Resale Order specific fields
NodeNotesDocumentation
<contract-7a>Defines extended coverage. Use '1' to delete or insure over standard exceptions, '2' to not delete or insure over standard exceptions, '3' if not marked, or omit the element entirely.
<tax-cert>booleanMark as true if Land Title should provide a tax certificate
<condo>booleanMark true if the property is a condominium. The appropriate endorsement will be included with the title commitment.
<planned-unit>booleanMark true if the property is a planned unit development. The appropriate endorsement will be included with the title commitment.
<arm>booleanMark true if the mortgage is an adjustable rate mortgage. The appropriate endorsement will be included with the title commitment.
<endorsements>Container element for endorsement

<endorsement>

zero or moreAdditional requested endorsements. Values are: '100' - Violations of covenants, '8.1' - Environmental Lien Protection, and '100.29' - Mineral Rights.
<additional>Free text of any additional requested endorsements
Ownership and Encumbrance specific fields
NodeNotesDocumentation
<plat-map>booleanMark true if a plat map is requested with the O&E Report. There is a charge.
<covenants>booleanMark true if covenants are requested with the O&E Report. There is a charge.

The <owners> Element

The <owners> element is used to specify the owners of the property when requesting an Ownership and Encumbrance Report.

NodeNotesDocumentation
<owner>zero or moreContainer element for each individual owner

<name>

requiredThe owner name

<ssn>

The owner's SSN or Tax Id

The <payoffs> Element

The <payoffs> element is used to specify the payoff of existing loans in Refinance and Sale/Resale Orders.

NodeNotesDocumentation
@order-payoffOmit or leave blank if no payoff is requied. Otherwise use 'LT' for Land Title to order payoff or 'Lender' if the lender will order payoff.
<payoff>zero or moreContainer element for each payoff

<lender-name>

The lender name.

<loan-number>

The loan number.

<phone>

10 digit phone numberThe lender's phone number.

The <product> Element

The <product> element defines both a commitment and a policy product. Each product is either an owners or a lenders product which is determined by its @type attribute.

Product fields applicable to both Owner's and Lender's Commitment and Policy Products.
NodeNotesDocumentation
@typeO, LThe type of product, either O for owner's or L for lender's
@idThe product type id. OEC6 would be for an Owner's Extended Coverage on ALTA-6 for example.
<description>The user friendly description of the product.
<trade-in>currencyAny trade-in / credit amount if applicable.
<effective-date>MM/DD/YYYYThe effective date of the product.
<effective-time>12 hour timeThe effective time of the product.
<tbd-invoice>The invoice number for the TBD invoice if applicable
<title>The full title of the product, including position and description.
<premium>The premium being charged for the product.
<coverage>The coverage amount for the product.
<proposed-insured>The full proposed insured name for the product.
<vested>The full vested name for this product.
<rate>The rate used for the product.

@id

The rate code id for the rate.
<endorsements>Container of each individual endorsement on this product.

<endorsement>

zero or moreAn endorsement on this product.

@id

The endorsement id code.

<premium>

The premium being charged for this endorsement.

<reference>

Any additional reference text for this endorsement.
Product fields applicable to loan commitment and policy products only.
NodeNotesDocumentation
<contact>The contact information for the lender on this product.
Product fields applicable to policy products only.
NodeNotesDocumentation
<url>The absolute url to the policy pdf image.
<legal>If this element exists, it defines a <legal> element that differs from the commitment.
<interest>If this element exists, it defines an <interest> element that may differ from the commitment.
<policy>The policy number for this product.
<invoice>The invoice number for this product.
<exceptions>Element that contains all of the policy exceptions for this product.

<section>

An element that defines a section on the policy where its child exceptions belong.

@id

The id of this section.

@description

The description of this section and where it belongs in the policy.
<exception>zero or moreThe exception for this section in the policy.

The <property> Element

The <property> element is used to specify the property information for the order. It is required for every order.

Property fields applicable to all orders
NodeNotesDocumentation
<address>requiredThe property address. If the property is vacant land, use VACANT LAND.
<city>requiredThe property city.
<state>2 character state code, requiredThe two digit state code. Land Title only supports Colorado (CO).
<zip>5 digit zip codeThe property 5 digit zip code.
<county>requiredThe property county. Preferably the 5 digit fips code, but also supports 2 character abbreviation and spelled out.
<apns>Container element for <apn>.

<apn>

zero or moreChild of apns. The Assessor Parcel Number / Schedule Number.
<legal>The property legal description
<type>Either 'R' for Residential or 'C' for Commercial.
<instructions>Any special instructions for Land Title's title department.
Refinance Order specific fields
NodeNotesDocumentation
<parking>The parking associated with the property. A value of 'N/A', 'USE ONLY', or 'OWN'
<parking-description>A description of the parking associated with the property
<storage>The storage associated with the property. A value of 'N/A', 'USE ONLY', or 'OWN'
<storage-description>A description of the storage associated with the property
Sale/Resale Order specific fields
NodeNotesDocumentation
<sales-amount>requiredOnly applicable to title orders.
<parking>The parking associated with the property. A value of 'N/A', 'USE ONLY', or 'OWN'
<parking-description>A description of the parking associated with the property
<storage>The storage associated with the property. A value of 'N/A', 'USE ONLY', or 'OWN'
<storage-description>A description of the storage associated with the property

The <request> Element

The <request> element is the root element used when "requesting" a new order or O&E. It is required for every order.

NodeNotesDocumentation
@loginrequiredThe implementation / 3rd party specific login name to use the service.
@passwordrequiredThe implementation / 3rd party specific login password to use the service.
<segment>requiredThe specific code for the type of order being placed. '10' - Lender, '20' - Builder, '30' - Commercial, '40' - Residential, 'oe' - O&E
<reference>Yours or the customer's reference number.
<requested-by>The name of the person placing the order.
Fields applicable to Refinance Orders
NodeNotesDocumentation
<commitment-deadline>dateThe commitment deadline
Fields applicable to Sale/Resale Orders
NodeNotesDocumentation
<commitment-deadline>dateThe commitment deadline
<contract-date>dateThe contract date
Complex child elements of <request>
NodeNotesDocumentation
<buyers>refinance, titleElement containing the buyers information.
<card>o&eElement containing the credit card information.
<clds>refinanceElement containing the construction loan disbursing information.
<closing>refinance, titleElement containing the closing information.
<customer>o&eElement containing the customer information when ordering an O&E.
<deliveries>refinance, titleElement containing the delivery information for participants to a Refinance or Title order.
<hoa>titleElement containing the homeowners association information.
<loans>refinance, titleElement containing the new loan information.
<other>refinance, title, o&eElement containing the other miscellaneous information.
<owners>o&eElement containing the current owner names of the property when ordering an O&E.
<payoffs>refinance, titleElement containing the current loan payoff information.
<property>refinance, title, o&eElement containing the property information.
<sellers>titleElement containing the sellers information.

The <sellers> Element

The <sellers> element is used to specify the sellers of the property when requesting an Sale/Resale Order.

NodeNotesDocumentation
<seller>zero or moreContainer element for each individual seller

<name>

requiredThe owner name

<ssn>

The owner's SSN or Tax Id

The <service> Element

A service provided with the order. Ordering a Tax Certificate for example.

NodeNotesDocumentation
@idThe id code of the service.
<description>The description of the service.
<premium>The premium of the service.
<reference>Any additional reference text for the service.

The <steps> Element

The <steps> element describes each tracking step that has taken place for the order.

NodeNotesDocumentation
<step>zero or moreAn individual tracking step.

@id

The step's id code.

<description>

The description of the step.

<dash>

The commitment dash number this step occurred on.

<user>

The name of the user who posted the step.

@id

The user id of the user who posted the step.

<date>

MM/DD/YYYYThe date this step was posted.

<time>

12 hour timeThe time this step was posted.

The <tax-schedules> Element

The <tax-schedules> element encapsulates the <tax-schedule> element which represents each Tax Schedule Number / Assessor's Parcel Number for the property.

NodeNotesDocumentation
<tax-schedule>zero or moreThe Tax Schedule Number for this property.

The <underwriter> Element

The <underwriter> element defines the underwriter in use for this order.

NodeNotesDocumentation
@idThe underwriter id.
text()The full name of the underwriter.

The <vesting-deeds> Element

The <vesting-deeds> element encapsulates each vesting deed image for the property.

NodeNotesDocumentation
<image>zero or moreElement containing the image information.