Studio / Title & escrow · sandbox
Curative is your bottleneck. Hand it to us.
Exceptions cleared, payoff and lien letters drafted and chased, underwriter requirements answered with document-cited responses — your examiners approve, your TPS stays exactly where it is.
Sandbox demo today — the workflow runs in an isolated environment on synthetic or sanitized data. Proven on your real flow in shadow mode before anything goes live.
No rip-and-replace
Runs on top of your title production system.
No rip-and-replace — finished curative work is delivered into the system your examiners already use. The system sits over your existing TPS; your team keeps working where they work.
Workflows
Three workflows. Your people approve every one.
- 01Curative chase
Exception identified, payoff and lien letters drafted, follow-up run to clearance.
Title officer signs off - 02Underwriter response
Requirement letters answered with sourced, document-cited responses, assembled for examiner sign-off.
Examiner approves - 03Exam-assist
Search results and prior policies read and organized into an exam-ready summary, open items flagged.
Examiner decides
All three run as development builds — proven in shadow mode on your real work before anything goes live. In development means each one is proven on real order flow in shadow mode before it touches a live file. Built as a Miko Studio engagement; no client is named.
Specimen · synthetic
What lands on your examiner's desk.
Source-linked and human-approved before it reaches you — this is the shape of the finished work, with synthetic contents.
Curative status — Clearedspecimen
- Exception
- Open mortgage, Sterling Bank — no release of record
- Action taken
- Payoff requested; satisfaction drafted, sent for recording
- Source
- Deed of Trust, Bk 4471 Pg 209 · Payoff letter 06/02
- Status
- Cleared — ready for examiner review
structure real · contents synthetic
Fit
Built for one kind of operation.
- Curative is the constraint on your closings, not a side task.
- Examiners spend their day chasing payoffs and releases instead of deciding title.
- You run on a title production system you are not going to replace.
- Privileged and NPI data rules out sending files to generic AI.
If curative isn't your bottleneck, this isn't your page — and we'll say so on the call.
Boundary
The boundary is written before the build.
Data access, in writing
Which files and systems the workflow may read and write — and where the work is processed — are settled at scoping, before anything is connected.
A person signs off
Every drafted letter and response is approved by a title officer or examiner before it moves. Nothing sends itself.
Sandbox before real files
Demonstrated on synthetic data in an isolated environment; shadow mode on real order flow only after that, with zero external effect.
Stated as process, not certification — the workflows above are in development and nothing here is claimed as a standing control. In title, a mistake surfaces after the file has closed — a missed lien, a wrong payoff figure — when it is costly to unwind, and NPI that leaks can't be un-leaked. The written boundary and the human sign-off aren't features here; they're the premise: which data classes may be processed where, and by which models, is decided at scoping and written into the agreement. How we handle security and access
Engagement
Sandbox first. Production on your real order flow only after proof.
- 01Discovery
A listening call on where curative actually stalls. No fit, we say so.
- 02Risk classification
Every data class mapped to where it may be processed before anything is built.
- 03Sandboxed run
The workflow demonstrated in an isolated environment on synthetic or de-identified data — before it touches any real work.
- 04Shadow mode
The system runs alongside your team on your real order flow, with zero external effect.
- 05Human-reviewed pilot
Live work with a person approving every output — nothing sends itself.
- 06ROI review
Measured against your own baseline. We expand deliberately, or we stop.
Scope and pricing are set at intake, against your own baseline — never a list price. See the full nine-step method
Studio
Start with one stuck file.
We'll walk the curative workflow, the boundary, and a sample deliverable — under NDA, candidly.
This is how Studio builds a custom system: scoped in writing, human-approved, proven in a sandbox first — and nothing is live until it is proven on real work.