EDI 197 Real Estate Title Evidence

Functional Group TO

X12F Finance Subcommittee

This Draft Standard for Trial Use contains the format and establishes the data contents of the Real Estate Title Evidence Transaction Set (197) for use within the context of an Electronic Data Interchange (EDI) environment. This standard can be used to transfer the data contained in standard Title Reports, Title Commitments, and Title Policy Forms of the American Land Title Association, as well as the corresponding State Forms or other title evidence formats indicating the results of the title examination process.

Heading

Position
Segment
Name
Max use
  1. To indicate the start of a transaction set and to assign a control number

  2. To indicate the beginning of a transaction set

  3. N1 Loop Mandatory
    Repeat 5
    1. To identify a party by type of organization, name, and code

      The N1 Loop is used to indicate the party sending and receiving the title evidence. This may be a title agent, underwriter, or other office that prepares title evidences.
    2. To specify additional names or those longer than 35 characters in length

    3. To specify the location of the named party

    4. To specify the geographic place of the named party

    5. To specify identifying information

      The REF Segment contains the reference numbers of the sending and receiving parties.
    6. To identify a person or office to whom administrative communications should be directed

Detail

Position
Segment
Name
Max use
  1. PID Loop Mandatory
    Repeat >1
    1. To describe a product or process in coded or free-form format

      The PID Loop contains the type and content of the title evidence.
    2. To specify identifying information

      The REF Segment contains title evidence numbers.
    3. To specify any or all of a date, a time, or a time period

    4. To provide a free-form format that allows the transmission of text information

    5. NM1 Loop Optional
      Repeat 5
      1. To supply the full name of an individual or organizational entity

        The NM1 Loop provides for the transmission of signature, authorization, corporate seal images, and information.
      2. To specify additional names or those longer than 35 characters in length

      3. To specify the location of the named party

      4. To specify the geographic place of the named party

      5. EFI Loop Optional
        Repeat >1
        1. To provide basic information about the electronic format of the interchange data

        2. To transfer binary data in a single data segment and allow identification of the end of the data segment through a count; there is no identification of the internal structure of the binary data in this segment

    6. NX1 Loop Optional
      Repeat >1
      1. To define the attributes of a property or an entity

        The NX1 Loop is used to provide both an address and legal description for the subject property.
      2. To define types and values of a geographic location

      3. To provide specifics on property or legal description; this segment provides for a simple legal description such as lot, block and subdivision

      4. To describe real estate property by boundary lines with their terminal points and angles; this segment defines legal boundaries of real estate property

    7. FGS Loop Mandatory
      Repeat 10
      1. To provide information for a section or data group in a form or schedule

        The FGS Loop provides for the description of individual schedules within a certain form of title evidence.
      2. To specify any or all of a date, a time, or a time period

      3. Defines nature of participation in financial account

      4. To provide a free-form format that allows the transmission of text information

      5. To transmit identifying information as specified by the Reference Identification Qualifier

      6. IN1 Loop Optional
        Repeat >1
        1. To provide identification of an individual or entity

          The IN1 Loop provides title vesting, liability, premium, and information on the insured.
        2. To sequence individual name components for maximum specificity

        3. To indicate the total monetary amount

          The AMT segment provides details on the liability and premium amounts associated with the title insurance product.
        4. To specify details related to insurance

        5. To provide a free-form format that allows the transmission of text information

      7. LQ Loop Optional
        Repeat >1
        1. Code to transmit standard industry codes

          The LQ Loop provides for the description of title exceptions, requirements, and other specific elements of the title evidence document.
        2. To specify any or all of a date, a time, or a time period

        3. To specify identifying information

        4. To provide a free-form format that allows the transmission of text information

        5. IN1 Loop Optional
          Repeat >1
          1. To provide identification of an individual or entity

            The IN1 Loop is the name associated with the title exception.
          2. To sequence individual name components for maximum specificity

          3. To specify details related to insurance

          4. To provide a free-form format that allows the transmission of text information

    8. LX Loop Optional
      Repeat 1
      1. To reference a line number in a transaction set

      2. To transmit an electronic identity

  2. To indicate the end of the transaction set and provide the count of the transmitted segments (including the beginning (ST) and ending (SE) segments)

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