Method & system for managing and preparing documentation for real estate transactions

• US 7,742,991 B2
• Filed: 10/06/2003
• Issued: 06/22/2010
• Est. Priority Date: 12/30/1999
• Status: Expired due to Fees

• Current Assignee: Remmis Holding LLC
• Original Assignee: Remmis Holding LLC
• Inventors: Salzmann, Lee, Hollinger, Andre J., Mincone, Joseph, Mincone, John
• Primary Examiner(s): Augustin, Evens J
• Application Number:
  US10/678,118
• Publication Number:
  US 20040220885A1
• Time in Patent Office: 2,451 Days
• Field of Search: 705/52, 705/64, 705/38
• US Class Current: 705/51
• CPC Class Codes: G06Q 20/3676 Balancing accounts
• CPC Class Codes: G06Q 20/382 insuring higher security of transaction
• CPC Class Codes: G06Q 30/04 Billing or invoicing
• CPC Class Codes: G06Q 40/02 Banking, e.g. interest calculation or account maintenance credit or loans G06Q40/03
• CPC Class Codes: G06Q 40/03 Credit; Loans; Processing thereof
• CPC Class Codes: G06Q 50/167 Closing
• CPC Class Codes: G06Q 50/188 Electronic negotiation

Abstract

A method and system for preparing and managing real estate transfers and financing, including a system for preparation, production and storage of relevant documentation and the data contained therein; a system for coordinating, reconciling and transferring funds; and a system of analyzing and tracking the progress of numerous real estate transactions. The invention uses a database to minimize the redundancy involved in the preparation of all documentation needed for real estate closings. Information input into the database is used to generate the documentation necessary to complete real estate transfers, including all forms required by relevant financial institutions and government agencies. Such documentation includes handwritten signatures, which are digitally scanned and incorporated into the documents. Also, ancillary documentation can be scanned into the system and combined with other customer data and documentation. Thus a “closing package” can be compiled which contains electronic versions of virtually any document needed for closing a real estate transaction. Further included are scheduling features for coordinating one or many real estate transactions and management reporting for keeping track of a plurality of real estate transaction.

Claims

1. A method of using a computer system to facilitate a closing of a real estate transaction, comprising:

using the computer system to perform at least the steps of;

storing in a memory real estate transaction information in a virtual file for each of a plurality of real estate transactions;

receiving a first user input that includes a search criterion;

searching the virtual files for the search criterion;

outputting information of one or more virtual files satisfying the search criterion;

receiving a second user input that comprises an update to one of the one or more virtual files;

updating information in the one virtual file based on the second user input;

receiving first real estate transaction information for a first real estate transaction;

wherein the first real estate transaction information comprises information identifying a first party to the transaction and information identifying a property of the first real estate transaction;

storing the first real estate transaction information in a memory in a virtual file;

preliminarily compiling a plurality of form electronic documents with at least some of the first real estate transaction information;

outputting for review by the first party the plurality of preliminarily compiled form electronic documents;

receiving an electronic signature indicating approval of at least one of the preliminarily compiled form electronic documents by the first party;

maintaining one or more conditions required to close the first real estate transaction;

maintaining a status of the one or more conditions;

maintaining one or more financing terms associated with a loan to be obtained at the closing of the first real estate transaction;

maintaining payment amounts to be made to one or more entities who are not a party to the first real estate transaction;

receiving a digital image of at least one scanned ancillary document, and

outputting electronic closing documents for the first real estate transaction that comprise;

said digital image of at least one scanned ancillary document;

said at least one preliminary compiled form electronic document with an electronic signature; and

one or more documents sufficient to contractually bind the first party to the first real estate transaction.

2. The method of claim 1, further comprising maintaining information of a date for disbursing funds and wherein the date is subsequent to a closing date of the first real estate transaction.

3. The method of claim 1, wherein the first party comprises a buyer of the property and the first real estate transaction information further comprises information identifying a seller of the property.

4. The method of claim 1, further comprising maintaining information identifying a method of disbursing funds to at least one party to the first real estate transaction.

5. The method of claim 1, wherein the electronic signature is integrated into the at least one preliminarily compiled form electronic document and comprises a handwritten signature.

6. The method of claim 1, wherein the first real estate transaction comprises a sale of the property.

7. The method of claim 1, wherein the first real estate transaction comprises a closing of a mortgage on the property.

8. The method of claim 1, wherein at least one of the one or more conditions comprises completion of a survey.

9. The method of claim 1, wherein the first real estate transaction comprises a sale of a loan to mortgage investors.

10. The method of claim 2, wherein the first party to the first real estate transaction comprises a buyer.

11. The method of claim 2, wherein the first party to the first real estate transaction comprises a seller.

12. The method of claim 2, wherein the first party to the first real estate transaction comprises a borrower.

13. The method of claim 2, wherein the first party to the first real estate transaction comprises a lender.

14. The method of claim 2, wherein the first party to the first real estate transaction comprises a mortgage investor.

15. The method of claim 6, wherein said at least one preliminarily complied form electronic document comprises a document needed to pass title of said property.

16. The method of claim 1, wherein said one or more financing terms comprises loan information identifying at least one financial institution lending funds for the first real estate transaction.

17. The method of claim 1, further comprising outputting said electronic closing documents via a global electronic communications network.

18. The method of claim 1, wherein said at least one preliminarily compiled form electronic document is displayed at a plurality of locations.

19. The method of claim 18, wherein said at least one preliminarily compiled form electronic document is displayed using a global electronic communications network.

20. The method of claim 1, wherein said at least one preliminarily compiled form electronic document is required by at least one of a federal, state or local government with authority to regulate the transfer of real estate property.

21. The method of claim 1, wherein said at least one preliminarily compiled form electronic document comprises a negotiable financial instrument.

22. The method of claim 1, wherein the electronic signature comprises a digital signature.

23. The method of claim 22, wherein the digital signature is encrypted.

24. The method of claim 1, wherein the at least one preliminary compiled form electronic document comprises a Truth in Lending document.

25. The method of claim 5, wherein the handwritten signature comprises a scanned image.

26. The method of claim 1, wherein the at least one preliminary compiled form electronic document comprises a HUD-1 document.

27. The method of claim 1, wherein the ancillary document is received as an electronic image of a paper document and the electronic image-comprises a pdf file.

28. The method of claim 1, wherein the ancillary document is received as an electronic image via a facsimile transmission.

29. The method of claim 1, wherein said outputting said electronic closing documents comprises outputting said electronic closing documents via an electronic exchange of data.

30. The method of claim 29, wherein the electronic exchange of data uses Extensible Markup Language.

31. The method of claim 1, wherein said outputting the electronic closing documents comprises electronically filing at least a portion of the electronic closing documents.

32. The method of claim 31, wherein the electronic filing is filed with a governmental agency.

33. The method of claim 1, wherein said preliminarily compiled form electronic document comprises a disclosure document.

34. The method of claim 1, further comprising:

accessing an information database with the previously stored first real estate transaction information.

35. The method of claim 1, further comprising maintaining information of one or more sub-servicers involved in the first real estate transaction.

36. The method of claim 1, wherein said preliminarily compiled form electronic document comprises a document required by a lender to close the first real estate transaction.

37. The method of claim 1, wherein said at least one preliminarily compiled form electronic document is displayed to a plurality of parties.

38. The method of claim 1, wherein said outputting the electronic closing documents comprises outputting the electronic closing documents via an electronic transmission.

39. A method of using a computer system to facilitate a closing of a real estate transaction, comprising:

using the computer system to perform at least the steps of;

storing in a memory real estate transaction information in a virtual file for each of a plurality of closings;

receiving a first user input that includes a search criterion;

searching the virtual files for the search criterion;

outputting information of one or more virtual files satisfying the search criterion;

receiving a second user input that comprises an update to one of the one or more virtual files;

updating information in the one virtual file based on the second user input;

receiving first real estate transaction information for a first real estate transaction;

wherein the first real estate transaction information comprises information identifying a first party to the transaction and information identifying a real estate property of the transaction;

storing the first real estate transaction information in a memory in a virtual file;

wherein the first party comprises a party obtaining a real estate loan from a lender at the closing;

wherein the first real estate transaction information comprises information relating to a plurality of terms of the loan;

wherein a first form document comprises at least one of a HUD-1 document, a Truth in Lending document, and a document required by the lender to close the loan;

maintaining one or more conditions required to close the first real estate transaction;

maintaining a status of the one or more conditions;

maintaining payment amounts to be made to one or more entities who are not a party to the first real estate transaction;

maintaining information of one or more sub-servicers involved in the first real estate transaction;

preliminarily compiling a plurality of form documents, including the first form document, with at least some of the first real estate transaction information;

outputting the preliminarily compiled first form document to a display for review by the first party;

receiving an indication of approval with an electronic signature of the first party of the preliminarily compiled first form document;

receiving a digital image of at least one scanned ancillary document,

maintaining electronic closing documents for the first real estate transaction that comprise;

said digital image of at least one scanned ancillary document;

said preliminary compiled first form electronic document with an electronic signature; and

one or more documents sufficient to contractually bind the first party to the first real estate transaction;

in response to a third user input, generating and outputting a first report that identifies at least one of the group of;

deeds and mortgages filed with a government recordation service; and

in response to a fourth user input, generating and outputting a second report that includes information of a plurality of closings of real estate transactions.

40. A method of using a computer system to facilitate a closing of a real estate transaction, comprising:

using the computer system to perform at least the steps of;

storing in a memory real estate transaction information in a virtual file for each of a plurality of closings;

receiving a first user input that includes a search criterion;

searching the virtual files for the search criterion;

outputting information of one or more virtual files satisfying the search criterion;

receiving a second user input that comprises an update to one of the one or more virtual files;

updating information in the one virtual file based on the second user input;

receiving first real estate transaction information for a first real estate transaction;

wherein the first real estate transaction information comprises information identifying a first party to the transaction and information identifying a property of the first real estate transaction;

wherein the first party comprises a party obtaining a real estate loan from a lender at the closing;

wherein the first real estate transaction information comprises information of a plurality of terms of the loan;

storing the first real estate transaction information in a memory in a virtual file;

accessing a plurality of form electronic documents in a memory to be used in the first real estate transaction;

wherein a first form electronic document to be used in the first real estate transaction comprises at least one of a HUD-1 document and a Truth in Lending document;

maintaining one or more conditions required to close the first real estate transaction;

maintaining a status of the one or more conditions;

preliminarily compiling the plurality of form electronic documents, including the first form electronic document, to be used in the first real estate transaction with at least some of the first real estate transaction information;

outputting the preliminarily compiled plurality of form electronic documents;

wherein said outputting is for review of the plurality of preliminary compiled form electronic documents by the first party to the first real estate transaction;

receiving an electronic signature indicating approval of the preliminarily compiled first form electronic document,

finally compiling the preliminary compiled first form electronic document by integrating a signature into the preliminary compiled first form electronic document;

receiving a image of at least one scanned ancillary document,

maintaining electronic closing documents for the first real estate transaction that comprise;

said at least one ancillary document; and

said finally compiled first form electronic document;

in response to a third user input, generating and outputting a first report that identifies at least one of the group of;

deeds and mortgages filed with a government recordation service; and

in response to a fourth user input, generating and outputting a second report that includes information of a plurality of closings of real estate transactions.

41. The method of claim 40, wherein said preliminarily compiled first form document is displayed at a plurality of locations.

42. The method of claim 40, wherein the electronic signature comprises a digital signature.

43. The method of claim 40, further comprising maintaining information of a date for disbursing funds and wherein the date is subsequent to a closing date of the first real estate transaction.

44. The method of claim 40, further comprising outputting the electronic closing documents via an electronic transmission.

45. The method of claim 40, wherein the electronic closing documents further comprise a negotiable financial instrument.

46. The method of claim 40, further comprising:

maintaining information identifying a plurality of lenders.

47. A method of using a computer system to facilitate a real estate transaction comprising:

using the computer system to perform at least the steps of;

receiving real estate transaction information for the real estate transaction;

wherein the real estate transaction information comprises information identifying a first party to the transaction and information identifying a real estate property of the transaction;

wherein the first party comprises a party obtaining a real estate loan from a lender at the closing;

wherein the real estate transaction information comprises information relating to a plurality of terms of the loan;

storing the real estate transaction information in a memory;

maintaining one or more conditions required to close the real estate transaction;

maintaining a status of the one or more conditions;

maintaining information of one or more sub-servicers involved in the real estate transaction;

preliminarily compiling a plurality of form electronic documents with at least some of the real estate transaction information;

presenting the preliminarily compiled form electronic documents to the first party;

receiving an electronic signature indicating approval of at least one of the preliminarily compiled form electronic documents by the first party;

receiving a digital image of at least one ancillary document,

outputting electronic closing documents for the real estate transaction that comprise;

said at least one ancillary document;

said preliminary compiled at least one form electronic document with an electronic signature; and

one or more documents sufficient to contractually bind the first party to the real estate transaction;

in response to a third user input, generating and outputting a first report that identifies at least one of the group of;

deeds and mortgages filed with a government recordation service; and

in response to a fourth user input, generating and outputting a second report that includes information of a plurality of closings of real estate transactions.

48. The method of claim 47, wherein said outputting the electronic closing documents comprises outputting the electronic closing documents via an electronic transmission.

49. The method of claim 48, wherein said outputting comprises an electronic filing.

50. The method of claim 47, further comprising maintaining information of a date for disbursing funds and wherein the date is subsequent to a closing date of the real estate transaction.

51. The method of claim 47, wherein said preliminary compiled at least one form electronic document comprises a negotiable financial instrument.

52. The method of claim 47, wherein the closing of the real estate transaction comprises closing the loan and the loan comprises a mortgage on the property.

53. A method of using a computer system to facilitate a closing of a real estate transaction, comprising:

using the computer system to perform at least the steps of;

receiving real estate transaction information for the real estate transaction;

wherein the real estate transaction information comprises information identifying a first party to the transaction;

wherein the first party comprises a party obtaining a real estate loan from a lender at closing;

wherein the real estate transaction information comprises information relating to a plurality of terms of the loan;

storing the real estate transaction information in a memory in a virtual file;

receiving a first user input that includes a search criterion;

searching a plurality of the virtual files for the search criterion;

outputting information of one or more virtual files satisfying the search criterion;

receiving a second user input that comprises an update to one of the one or more virtual files;

updating information in the one virtual file based on the second user input;

maintaining one or more conditions required to close the real estate transaction;

maintaining a status of the one or more conditions;

preliminarily compiling a plurality of form electronic documents with at least some of the real estate transaction information;

presenting the plurality of preliminarily compiled form electronic documents to the first party;

receiving an electronic signature indicating approval of at least one of the preliminarily compiled at least one form electronic documents;

receiving a digital image of at least one scanned ancillary document, and

outputting electronic closing documents for the real estate transaction that comprise;

said at least one ancillary document; and

said preliminary compiled at least one form electronic document with an electronic signature.

54. The method of claim 53, wherein said outputting the electronic closing documents comprises outputting the electronic closing documents via an electronic transmission using Extensible Markup Language.

55. The method of claim 53, further comprising electronic filing the electronic closing documents via an electronic transmission.

56. The method of claim 53, wherein said preliminary compiled at least one form electronic document comprises a negotiable financial instrument.

57. The method of claim 55, wherein the electronic filing is filed with a governmental agency.

58. The method of claim 53, further comprising maintaining information of a date for disbursing funds and wherein the date is subsequent to a closing date of the real estate transaction.

59. A method of using a computer system to facilitate a closing of a real estate transaction, comprising:

using the computer system to perform at least the steps of;

receiving real estate transaction information for the real estate transaction;

wherein the real estate transaction information comprises information identifying a first party to the transaction;

wherein the first party comprises a party obtaining a real estate loan from a lender at the closing;

wherein the real estate transaction information comprises information relating to a plurality of terms of the loan;

storing the real estate transaction information in a memory in a virtual file;

receiving a first user input that includes a search criterion;

searching a plurality of the virtual files for the search criterion;

outputting information of one or more virtual files satisfying the search criterion;

receiving a second user input that comprises an update to one of the one or more virtual files;

updating information in the one virtual file based on the second user input;

maintaining payment amounts to be made to one or more entities who are not a party bound to the real estate transaction upon closing of the real estate transaction;

maintaining information of one or more sub-servicers involved in the real estate transaction;

calculating the funds to be transferred between the parties to the real estate transaction;

preliminarily compiling a funds document specifying funds to be transferred as part of the real estate transaction;

presenting the preliminarily compiled funds document to the first party;

receiving an electronic signature indicating approval of the preliminarily compiled funds document by the first party;

receiving a digital image of at least one ancillary document,

maintaining electronic closing documents for the real estate transaction that comprise;

said at least one ancillary document;

said preliminary compiled funds document with an electronic signature; and

one or more documents sufficient to contractually bind the first party to the real estate transaction;

in response to a third user input, generating and outputting a first report that identifies at least one of the group of;

deeds and mortgages filed with a government recordation service; and

in response to a fourth user input, generating and outputting a second report that includes information of a plurality of closings of real estate transactions.

60. The method of claim 59 further comprising:

generating a report that tracks the amount of funds to be disbursed between the parties to the real estate transaction.

61. The method of claim 59, further comprising:

maintaining information of a date for disbursing the funds and wherein the date is subsequent to a closing date of the real estate transaction.

62. The method of claim 59, wherein the preliminarily compiled funds document comprises a negotiable financial instrument.

63. The method of claim 59, wherein the preliminarily compiled funds document facilitates a wire transfer of the specified funds.

64. A computer program product embodied on a tangible computer readable medium for facilitating a closing of a real estate transaction, comprising:

code to receive real estate transaction information for a real estate transaction;

wherein the real estate transaction information comprises information identifying a first party to the transaction and information identifying a property of the real estate transaction;

wherein the first party comprises a party obtaining a real estate loan from a lender at the closing;

wherein the real estate transaction information comprises information relating to a plurality of terms of the loan;

code to store the real estate transaction information in a memory in a virtual file;

code to receive a first user input that includes a search criterion;

code to search a plurality of the virtual files for the search criterion;

code to output information of one or more virtual files satisfying the search criterion;

code to receive a second user input that comprises an update to one of the one or more virtual files;

code to update information in the one virtual file based on the second user input;

code to output a preliminarily compiled at least one form electronic document to be used in the real estate transaction, wherein the form is compiled with at least some of the real estate transaction information;

code to receive an electronic signature indicating approval of the preliminarily compiled at least one form electronic document;

code to receive a digital image of at least one ancillary document,

code to maintain one or more conditions required to close the real estate transaction;

code to maintain a status of the one or more conditions;

code to determine payment amounts to be made to one or more entities who are not a party to the real estate transaction;

code to output electronic closing documents for the real estate transaction that comprise;

said at least one ancillary document;

said preliminary compiled form electronic document with an electronic signature; and

one or more documents sufficient to contractually bind the first party to the real estate transaction;

code to generate and output a first report that identifies at least one of the group of;

deeds and mortgages filed with a government recordation service; and

code to generate and output a second report that includes information of a plurality of closings of real estate transactions.

65. The computer program product of claim 64, wherein said code to output electronic closing documents comprises code to electronically transmit the electronic closing documents.

66. A computer program product embodied on a tangible computer readable medium for facilitating a closing of a real estate transaction, comprising:

code to receive real estate transaction information for a real estate transaction;

wherein the real estate transaction information comprises information identifying a first party to the transaction and information identifying a property of the real estate transaction;

wherein the first party comprises a party obtaining a real estate loan from a lender at the closing;

wherein the real estate transaction information comprises information relating to a plurality of terms of the loan;

code to store the real estate transaction information in a memory in a virtual file;

code to receive a first user input that includes a search criterion;

code to search a plurality of the virtual files for the search criterion;

code to output information of one or more virtual files satisfying the search criterion;

code to receive a second user input that comprises an update to one of the one or more virtual files;

code to update information in the one virtual file based on the second user input;

code to preliminarily compile a plurality of form electronic documents to be used in the real estate transaction with at least some of the real estate transaction information;

code to output said plurality of preliminarily compiled form electronic documents;

code to receive an indication of approval of at least one of said preliminarily compiled form electronic documents with an electronic signature,

code to finally compile said at least one preliminary compiled form electronic document by integrating a signature into the at least one preliminary compiled form electronic document;

code to maintain one or more conditions required to close the real estate transaction;

code to maintain a status of the one or more conditions;

code to determine payment amounts to be made to one or more entities who are not a party to the real estate transaction;

code to receive a digital image of at least one ancillary document, and

code to output electronic closing documents for the real estate transaction that comprise;

said at least one ancillary document;

said finally compiled form electronic document; and

one or more documents sufficient to contractually bind the first party to the real estate transaction.

67. The computer program product of claim 66, further comprising:

wherein said code to output electronic closing documents comprises code to electronically transmit the electronic closing documents.

68. The computer program product of claim 66, further comprising:

code to maintain information of a date for disbursing funds and wherein the date is subsequent to a closing date of the real estate transaction.

69. The computer program product of claim 66, wherein the first party comprises a buyer of the property and the real estate transaction information further comprises information identifying a seller of the property.

70. The computer program product of claim 66, further comprising:

code to maintain information identifying a method of disbursing funds to at least one party to the real estate transaction.

71. The computer program product of claim 66, wherein the closing of the real estate transaction comprises a closing of a mortgage on the property.

72. The computer program product of claim 66, wherein the closing of the real estate transaction comprises a closing of a sale of the property.

73. The computer program product of claim 66,

wherein said code to output electronic closing documents comprises code to output said electronic closing documents via the Internet.

74. The computer program product of claim 66, wherein the finally compiled at least one form electronic document comprises a negotiable financial instrument.

75. The computer program product of claim 66, wherein the finally compiled form electronic document comprises a Truth in Lending document.

76. The computer program product of claim 66, wherein the finally compiled form electronic document comprises a HUD-1 document.

77. The computer program product of claim 66, further comprising:

code to maintain information of one or more sub-servicers involved in the real estate transaction.