You would think that it would apply to any transaction to prevent fraud, which is the case in this instance.  As I said, there is some history to this seller and this title that is exremely troubling , that is why it was imperative to close at my title company.  This is a residential lot , it was a cash offer from me, the seller would not accept my offer  unless I closed at his title company. I contacted the "demanded title company" and told them what I knew about this. The seller was deeded a warranty deed for several properties with many taxes and liens upon them for years back.  The prior seller was arrested in the title company trying to sell this lot with a stolen identiy that was only one of many she used.  She acquired these properties years ago with a stolen identity and is now trying to cash in. I found out about this trying to buy the lot.  My title company told me to try to buy it, then we would try to straighten the title out in some way legally of course.

Thanks for your input about Respa. I think it should apply to any transaction, most buyers would want to go their trusted title company just in case something is not quite right.