Grey hairs are showing.  I can remember when CT banks began requiring the residential real estate appraisers to "check the title" as part of the appraisal fee for second mortgages.  It only worked for a short time; although I've seen it coming back again.  Banks discovered appraiser's assistants aren't the most reliable at doing a title abstract; not to mention for no fee they did a very sloppy job.  For example, the appraiser's "title searcher" missed that I had filed a change of name certificate since I acquired my property.  All loan documents were in the wrong name and I was told, "If you don't sign your name exactly as it is typed, you must wait three weeks before the appraiser can check this, the docs will have to e redrawn, and you will lose you rate lock."  I got docs corrected; others "just signed like the bank told them."  Didn't last long: 1. Appraisers woke up to the additional liability.  2.  Banks discovered they "got what they paid for" when these loans went south or an auditor picked up the 10-year title bring down considered of an secretary checking the assessor's records and purchasing a copy of the deed at the volume and page listed on the field card.  3.  Auditors were caught laughing loudly at really stupid, stupid mistakes.  Time, and foreclosures, will tell if the title insurance industry theory of profits are high and title turns over quick enough that we can absorb the risk of the sloppy, inaccurate or "no" work product.