You have made my argument for me. Who needs to deal with ignorance on top of low fees, ridiculous turn around times and a general lack of respect?

In so far as closings are concerned...you need to be more flexible. Traveling to a borrower's residence is the norm. You need to price the closing accordingly...including travel expenses. You will find the title companies and signing services much easier to deal with than the abstracting VM's. I am getting 5 to 6 times the amount of a current owner search per closing in this area on attorney assisted closings without any problem. If I can write the title insurance policy there is more on top of that. The client's do not seem to have any problem with it.