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Reconveyance Direction Form

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RECONVEYANCE DIRECTION FORM

WHEREAS

WHEREAS, Trustor Name: executed and delivered to Trustee Name: a Deed of Trust (hereinafter the "Instrument") to secure certain obligations owed to Beneficiary Name: .

WHEREAS, the Instrument was recorded in County: , State: as Instrument/Document No.: on Recording Date: and affects the real property described below.

WHEREAS, Beneficiary certifies that the secured obligations have been paid, satisfied, or otherwise discharged as set forth in this Direction and requests that Trustee execute and deliver a reconveyance, release, or other instrument necessary to remove the Instrument from the public record as to the property described below.

PROPERTY AND LOAN INFORMATION

SCOPE OF WORK

The Beneficiary engages the Trustee (or appointed agent) to perform the reconveyance actions described below. The Trustee shall prepare, execute, and record all instruments necessary to evidence release of the lien created by the Instrument upon receipt of full payment and documentation required by this Direction.

PAYMENT TERMS

Beneficiary acknowledges and agrees to compensate Trustee for reconveyance services in accordance with the following terms.

TERM AND TERMINATION

This Direction and Agreement is effective as of Start Date: and shall continue until End Date: or until completion of the reconveyance and recording obligations unless earlier terminated in accordance with this section.

Either party may terminate this Agreement for material breach following thirty (30) days written notice and failure to cure such breach within the notice period, provided that termination shall not affect Trustee's right to compensation for services rendered prior to termination.

CERTIFICATIONS AND DIRECTIONS

Beneficiary certifies that to the best of its knowledge all obligations secured by the Instrument have been paid in full or otherwise satisfied, and Beneficiary directs Trustee to execute a deed of reconveyance, release of deed of trust, or similar instrument necessary to release the lien of the Instrument as to the Property described herein upon receipt of the agreed fee and such documents as Trustee reasonably requires.

I certify that all obligations secured by the Instrument have been satisfied or otherwise discharged.

CONFIDENTIALITY

All non-public information disclosed by either party in connection with this Agreement shall be treated as confidential and shall not be disclosed to third parties except as required by law, necessary to effect the reconveyance, or with the other party's prior written consent. This obligation survives termination of this Agreement for a period of two (2) years.

GOVERNING LAW

This Agreement shall be governed by and construed in accordance with the laws of the State of , without regard to conflict of law principles.

ENTIRE AGREEMENT

This Direction and Agreement constitutes the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior and contemporaneous agreements, understandings, negotiations and representations, whether oral or written. Any amendment or modification must be in writing and signed by both parties.

NOTICES

ADDITIONAL REPRESENTATIONS

Beneficiary represents and warrants it has full authority to direct reconveyance and that execution of this Direction will not violate any agreement to which Beneficiary is a party. Trustee accepts appointment to prepare and record reconveyance instruments in accordance with this Direction and applicable recording requirements, provided Trustee may refuse to act if proper evidence of satisfaction or authority is not presented.

Beneficiary

Printed Name:

By:

Date:

Trustee

Printed Name:

By:

Date:

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What the Reconveyance Direction Form Is

A Reconveyance Direction Form is a legal instruction used in real estate to direct a trustee, mortgagee, or agent to reconvey or release a deed of trust or mortgage lien when the underlying secured obligation has been satisfied. It documents payoff confirmation and authorizes the removal of the lien from public records, enabling clear title transfer. The form typically cites the loan account, parties involved, property legal description, and signatures authorizing the reconveyance. Accuracy and proper execution are required for county recording and for avoiding title disputes.

Why the Reconveyance Direction Form Matters

The form formally removes a lien from land records, clears title for resale or refinancing, and documents lender acknowledgment that the debt is satisfied. Proper completion reduces recording delays and title exceptions.

Why the Reconveyance Direction Form Matters

Primary Users and Stakeholders

Typical parties who prepare, sign, or receive a Reconveyance Direction Form.

  • Title companies and escrow agents that coordinate payoff and recording to clear exceptions on title commitments.
  • Mortgage servicers or lenders who confirm payoff and issue reconveyance instructions to trustees.
  • Borrowers or their attorneys who request reconveyance after loan payoff to obtain clear title.

Each party has different responsibilities: lenders confirm payoff, trustees execute reconveyance, and title/escrow handle recording and delivery.

Step-by-Step: Completing and Executing the Form

Follow these steps in order to prepare a reconveyance direction for recording.

  • 01
    Gather records: Locate the recorded deed of trust and payoff documentation.
  • 02
    Fill fields: Enter names, legal description, recording references, and payoff confirmation.
  • 03
    Obtain signatures: Have authorized lender or trustee sign and date the form.
  • 04
    Record: Submit to county recorder with required fees and supporting documents.

Typical Digital Workflow Settings

Recommended workflow configuration for electronic creation, signing, and recording coordination.

Stage Configuration
Document template Pre-fill recording reference fields from loan system
Signer order Lender sign → Trustee sign → Title company finalize
Authentication Email plus SMS code or organization SSO
Record delivery Transmit signed PDF to county recorder or escrow for recording

From Payoff to Recorded Reconveyance — Process Flow

A concise sequence showing responsibilities from payoff through recording and delivery.

  • Loan Payoff: Borrower or escrow remits payoff to lender.
  • Reconveyance Issued: Lender confirms payoff and executes reconveyance direction.
  • Trustee Reconveys: Trustee signs reconveyance and prepares for recording.
  • Recording: County recorder records instrument and returns conformed copy.

eSubmission and Platform Capabilities to Consider

Choose a platform that supports secure signatures, audit trails, and export to industry-standard file formats.

  • File formats: PDF/A and DOCX supported for upload and signed output
  • Integrations: Connect to title systems, CRMs, and cloud storage
  • Security: Encryption in transit and at rest

Ensure the platform can produce a tamper-evident signed PDF, provide an audit trail including signer attribution, and integrate with recording or title workflows.

Key Security and Compliance Elements

Encryption: TLS 1.2/1.3 in transit, AES-256 at rest
Audit Trail: Time-stamped signing events, IP, and action log
Authentication: Email, SMS, KBA, or SSO options
Regulatory: ESIGN and UETA compliance for enforceability
Industry Standards: SOC 2 Type II and ISO 27001 available
Data Privacy: GDPR and CCPA controls where applicable

Risks and Consequences of Errors

Failed recording: Delays in title transfer and escrow closing
Incorrect party name: Reconveyance may not match recorded deed, causing rejection
Missing legal description: Recorder may refuse to accept instrument
Unsigned or improperly signed: Instrument may be invalid and unenforceable
Improper notarization: State-specific notarization errors can void the filing
Delayed reconveyance: Continued lien clouds title and can impede sales or refinance

Common Preparation Pitfalls to Avoid

  • Using an address instead of the full legal description leads to recording rejection.
  • Failing to match lender or trustee names to the original instrument causes mismatches.
  • Omitting recording reference (instrument number or book/page) can create ambiguity about which lien to release.
  • Skipping notarization or required witness signatures per state rules invalidates the reconveyance.

Timing Considerations and Typical Turnaround

Processing and recording times vary by county. Plan for payoff confirmation, document execution, and county recording.

Payoff timing:

Allow 2–5 business days for lender payoff verification

Execution window:

Trustee execution typically occurs within 1–3 business days after instruction

County recording:

Recording can take same day to several weeks depending on county workload

Delivery of conformed copy:

Expect returned recorded copy in 3–20 business days

RON and eRecording:

Some counties permit RON/eRecording and faster processing; check county acceptance

Key Milestones from Loan Payoff to Clear Title

A sequential milestone view to track progress from payoff through reconveyance recording.

01

Loan Payoff Confirmed

Lender posts payoff and issues written confirmation to servicer or escrow.

02

Reconveyance Prepared

Reconveyance direction is completed with recording references and prepared for execution.

03

Authorized Execution

Authorized party signs and acknowledges the reconveyance before a notary if required.

04

Recorded and Returned

County recorder records the instrument and returns a conformed copy to title/escrow.

Comparing eSignature Providers for Reconveyance Workflows

Basic plan and feature comparisons for common eSignature vendors used to prepare and execute reconveyance directions.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial 7-day free trial Varies by vendor Varies by vendor Varies by vendor Varies by vendor
Bulk Send Yes (Business Premium) Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes (BAA) Yes Yes No No

Representative Use Cases

Two real-world scenarios that illustrate typical reconveyance processes and outcomes.

Title Company Example

Title insurer receives lender payoff and prepares reconveyance direction using recorded references

  • Title forwards to trustee for execution
  • The recorder returns a conformed copy and the title exception is cleared for closing, preventing last-minute delays.

Servicer Example

Mortgage servicer processes borrower payoff and generates reconveyance instruction

  • Trustee executes and notarizes the document remotely where allowed
  • Recorded instrument is delivered to the servicer and borrower, completing release of lien documentation.

Frequently Asked Questions and Troubleshooting

Answers to common questions about preparing, signing, and recording a Reconveyance Direction Form.


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Essential Elements to Include on a Professional Reconveyance Direction

A complete reconveyance direction should be precise, reference the recorded instrument, and show clear authority to reconvey.

Identifying Parties

Full legal names of borrower/grantor, lender/beneficiary, and trustee as they appear on recorded instruments.

Recording References

Original recording date, county, and instrument number, or book/page identifiers for unambiguous matching.

Property Description

Complete legal description copied from the recorded deed or trust instrument for accurate indexing.

Payoff Confirmation

Reference to payoff statement, date of payoff, and any pertinent account numbers showing the obligation is satisfied.

Execution Details

Signature, printed name, title, date, and notarization or witness blocks as required by jurisdiction.

Delivery Instructions

Indicate where the recorded reconveyance should be sent (borrower, title company, or lender) after recording.

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