Title Review Specialist

Job description

About the team The Title Review Specialist at Zillow Home Loans (ZHL) is a critical member of a new India-based fulfillment team focused on both loan quality and operational efficiency. This role is responsible for reviewing U.S. residential title commitments and related title documents to assess and mitigate collateral and lien risk for all of ZHLs loans. You will help ensure clear, insurable title and appropriate lien position while partnering closely with our processing team and working tangential to underwriting. This team is being stood up to streamline our mortgage operation, reduce post-close defects, and support a faster, smoother borrower experience. --- Zillow Group is a strategic, mission-driven organization focused on delivering exceptional experiences and measurable outcomes. Our work spans cross-functional partnership, scalable programs and operational excellence in support of Zillow’s mission. We bring deep experience working across diverse teams in a dynamic, high-growth environment, balancing strategic thinking with hands-on execution to drive meaningful business impact. We are seeking an experienced professional to support our workforce expansion in India. About the role Title review & risk assessment ● Review title commitments, title reports, legal descriptions, and related documents for U.S. residential mortgage transactions. ● Confirm current vesting, identify all liens, judgments, and encumbrances, and validate that ZHL’s lien position will be appropriately secured. ● Identify and clearly document title defects, curative items, and exceptions that may impact insurability, marketability, or ZHL’s collateral position. ● Evaluate requirements and exceptions listed in title commitments and determine what is needed for clear-to-close from a title perspective. ● Where appropriate, recommend actions such as curative work, updated title, endorsements, or escalations to protect ZHL from title-related loss. Quality, efficiency, and process discipline ● Apply a defect-prevention mindset, focusing on up-front clarity that minimizes rework for title agents, processors, and underwriters. ● Balance quality and speed, consistently meeting or exceeding turnaround and volume expectations without compromising risk standards. ● Use and help refine checklists, SOPs, and job aids that drive consistency in title review and conditions across the team. ● Support adherence to investor, insurer, and internal ZHL requirements related to title, vesting, and lien position. Cross-functional collaboration ● Partner closely with the processing team to: ○ Clarify title-related conditions and curative requirements. ○ Structure effective requests to title/settlement partners. ○ Resolve open items quickly to keep files moving toward closing. ● Work tangentially with underwriting, aligning on acceptable risk for complex vesting/lien scenarios and escalation paths. ● Communicate clearly in English, providing concise, actionable notes and condition language that non‑title experts can easily understand. Building a new capability ● Surface recurring defect patterns, curative bottlenecks, and risk themes to leadership to inform training, technology, and process improvements. ● Participate in calibration sessions, quality reviews, and knowledge-sharing to strengthen consistency across the team. This role has been categorized as an Office position. “Office” employees regularly work at the Zillow India office for approximately 80 to 100 percent of their time each month. Employees must live within a reasonable commuting distance of the office. Zillow has not defined a reasonable distance, and expects employees will use judgment in determining this for themselves and understand the implications re: time commitment and cost of daily commute. In addition to a competitive base pay, employees in this role are eligible for incentive compensation subject to applicable laws and relevant Zillow policies. Actual amounts will vary depending on experience, performance and location. Who you are Required experience & skills ● 3+ years of recent experience reviewing U.S. residential title commitments/reports for a U.S. mortgage lender, title company, or settlement agent, with direct responsibility for clearing or conditioning title for closing. ● Strong working knowledge of: ○ Vesting, legal descriptions, and property types ○ Liens, judgments, encumbrances, easements, and restrictions ○ Title insurance concepts, including requirements vs. exceptions, policy types, and common endorsements ● Demonstrated ability to identify title defects and curative paths, and to translate those into clear, actionable conditions. ● Proven track record meeting production and quality metrics in a high-volume operations environment. ● Excellent written and verbal English communication skills, especially for documenting conditions and rationale clearly. Mindset & behaviors ● Collaborative and comfortable working closely with processing, underwriting, and external title/settlement partners. ● Adaptable and comfortable with change, as we design and refine this new team’s scope, tools, and processes. ● Willingness to learn new products, states, guidelines, and systems as ZHL’s business and risk framework evolve. ● High degree of ownership and accountability for both quality (low title-related defects) and efficiency (turn time, throughput). Nice to have ● Prior work in India-based operations supporting U.S. mortgage or title work. ● Familiarity with common LOS and title/settlement platforms used by U.S. lenders. How success is measured ● Quality: Low rate of title-related pre-fund and post-close defects, investor/insurer findings, and curative rework. ● Efficiency: Consistently meeting or exceeding turn-time and volume targets for title review and condition placement. ● Consistency: Strong alignment with underwriting and collateral standards across reviewers and files. ● Collaboration: Positive feedback from processing, underwriting, and title partners on clarity, responsiveness, and partnership. Get to know us At Zillow, we’re reimagining how people move—through the real estate market and through their careers. As the most-visited real estate platform in the U.S., Zillow helps millions of customers navigate buying, selling, financing, and renting with greater ease and confidence. Our teams in India play a critical role in building and scaling the technology, products, and operations that power this experience. Whether you’re working in tech, operations, or shared services, you’ll collaborate with global partners to solve meaningful problems and help more people make home a reality. Zillow is honored to be recognized among the best workplaces in the U.S.. Zillow was named one of FORTUNE 100 Best Companies to Work For® in 2025, and included on the PEOPLE Companies That Care® 2025 list, reflecting our commitment to creating an innovative, inclusive, and engaging culture where employees are empowered to grow. No matter where you sit in the organization, your work will help drive innovation, support our customers, and move the industry—and your career—forward, together. Zillow Group is an equal opportunity employer committed to fostering an inclusive, innovative environment with the best employees. We are committed to equal employment opportunity regardless of race, color, ancestry, religion, sex, national origin, sexual orientation, age, citizenship, marital status, disability, gender, maternity status, HIV status, or veteran status. Reasonable accommodations will be provided to candidates with disabilities, in accordance with applicable policies.