How to Shop for Title Insurance or Escrow in Washington

Before I became a mortgage advisor, I spent 14 years working in the title and escrow industry — so I’ve seen this process from both sides of the closing table. I’m often asked by my clients if they can select their own title or escrow provider, and the answer is a big YES. Some people assume title and escrow fees are all roughly the same no matter who you use, but that’s not the case. In Washington, every title insurer and escrow provider is required to file their rate schedule with the Office of the Insurance Commissioner in Olympia — so a company can’t make up a one-off price just for your deal. But different companies file different rates, and I’ve seen those filed rates vary by hundreds of dollars between providers for the exact same transaction. That’s where the real opportunity to shop comes in.

Here are some pointers if you’re shopping for your title or escrow provider in Washington:

Know how your rates are priced

For escrow on a purchase, the escrow company will need your sales price, and whether there’s a second mortgage, a courtesy signing, or a short sale involved.

Because these rates are filed with the state, a company can’t negotiate a special price on the spot — but they can still surprise you with charges that aren’t part of their published schedule. It’s important to ask the escrow company for ALL of their fees. I’ve received quotes from an independent escrow company in Ballard where they tried to pad their quotes with a $200 “miscellaneous fee” just in case something “pops up” during the transaction. If a fee isn’t part of their filed rate schedule, ask why it’s being added. Also ask whether the quoted fee is the “full” fee or your “half” — in Washington, the buyer and seller typically split the escrow fee.

NOTE: If your escrow provider is also a title company, many offer a meaningful discount on title fees when you use both services from the same company on a purchase — and this discount often benefits both buyer and seller. Splitting title and escrow between two different companies can mean leaving money on the table.

For a refinance, the escrow company typically just needs your loan amount. As with a purchase, ask for “all” their fees — reconveyance processing, wire fees, and courier fees are common ones that don’t always show up on the initial quote.

Always get your quotes in writing. Any escrow or title company should be able to email this to you without issue.

For title insurance, the company will need your sales price and loan amount (or just your proposed loan amount for a refinance), plus the county where the property is located. In Washington, the seller typically pays for the owner’s policy and the buyer pays for the lender’s policy on a purchase. On a refinance, the buyer pays for the lender’s policy.

Ask about discounts

Some title companies offer an additional discount when your order is placed electronically through their website rather than by phone or fax. It never hurts to ask.

Start early

Get your quotes before your purchase and sale agreement is drafted. On a purchase transaction, your real estate agent may have a preferred title or escrow company they typically work with. Sometimes that’s because the team has consistently delivered great service. Other times, the agent’s brokerage may have an ownership interest in that title or escrow company — these affiliated business arrangements are legal under federal law as long as they’re disclosed to you, but they aren’t always obvious unless you ask.

Either way, you have the right to select your own title and escrow providers — your agent can recommend one, but they can’t require you to use it. Some companies may tell you they need a fully signed purchase and sale agreement before they’ll quote you, but that’s not actually necessary — sales price, loan amount, and county are enough to get a real quote.

If you’re refinancing, let your loan originator know at application that you’d like to shop these services yourself.

NOTE: Mortgage companies can also have an ownership interest in an escrow company. You’re not required to use them — it’s always your choice.

Ask for recommendations — and ask about relationships

Talk to your real estate agent and your mortgage originator about who they like working with and why. It’s a fair question to ask whether their company has an ownership interest in a title or escrow provider they’re recommending — affiliated business arrangements are common among larger Seattle-area brokerages, and they change over time as companies are bought, sold, or restructured. Rather than rely on a list that can go stale, just ask directly: “Does your brokerage have a financial interest in this title or escrow company?” You’re entitled to a straight answer.

It’s also worth asking friends or family who’ve recently closed on a home which title or escrow company they used, and how the experience went.

Higher fees don’t always mean better service

I’ve seen escrow companies charge well above a fair market rate and try to justify it because they have attorneys on staff, or because the file is a short sale or foreclosure. It’s fair to ask why the fee is higher — and to expect a real answer. I have no problem with anyone being paid fairly for the work they do, as long as the price reflects the work.

Some companies make shopping easier than others, with rate sheets or calculators posted right on their website. Even so, I’d still recommend a phone call followed by a written quote by email — I’ve been surprised more than once by how hard it can be to get a straight answer over the phone when requesting a quote.

One quick note on why you won’t find a list of my preferred providers here: I used to keep one on this blog, until Washington’s Department of Financial Institutions flagged it as a potential RESPA concern, since it functioned as free advertising — even though I linked to all title and escrow companies and simply encouraged readers to shop around. So I no longer publish a preferred list, but the advice above should get you everything you need to shop with confidence on your own.

Shopping for title and escrow is one piece of the puzzle — comparing your loan options is the other. While you’re lining up quotes for closing costs, it’s worth doing the same for your mortgage. If you’re buying, get a purchase rate quote here. If you’re refinancing, check refinance rates here. Or if you’d rather just talk it through, grab 30 minutes on my calendar and I’ll walk you through the whole picture — loan and closing costs together.

👉 Read: What is Title Insurance? 

👉 Read: Washington State Homebuyer’s Guide

---

Frequently Asked Questions

Can I choose my own title or escrow company in Washington?
Yes. Your real estate agent or lender may recommend one, but you always have the right to select your own title and escrow providers.

Can a title or escrow company just quote me whatever price they want?
Not exactly. Washington law requires every title insurer, title agent, and escrow provider to file their rate schedule with the Office of the Insurance Commissioner in Olympia. A company can’t cut you a one-off deal — but different companies file different rates, which is exactly why comparing providers pays off.

Who pays for title insurance in Washington — the buyer or the seller?
On a purchase, the seller typically pays for the owner’s policy and the buyer pays for the lender’s policy. On a refinance, the buyer pays for the lender’s policy.

Does it cost less to use the same company for title and escrow?
Often, yes — many companies offer a discount on title fees when you use them for escrow too on a purchase transaction.

What if my real estate agent’s brokerage has a financial interest in the title or escrow company they recommend?
That’s allowed under federal law as long as it’s disclosed — but you’re entitled to ask directly, and you’re never required to use that provider.

Last reviewed: June 2026