Keep on singing!!  I'm also a PA agent and hate the fact that I am expected to eat the cost of starting a title file that never closes.  And it hurts even more these days with the slow market.  You at least have more of a leg to stand on in a purchase situation but in a refinance when the lender or mortgage broker orders title, I can't tell you how often a borrower tells me, "I didn't order title.  I didn't guarantee so and so that I was going through with this refinance.  They shouldn't have placed the order.  The insurance is for them, not me, anyway."  And getting the broker to pay without losing the client permanently just doesn't generally happen.  Why are title agents always left holding the short end of the stick?