Real Estate Title Evidence (X12 197) is a transaction set used to communicate title-related information and evidence in real estate transactions. Title companies, attorneys, lenders, and other real estate service providers send this document to convey property title details, ownership information, and supporting evidence to interested parties such as buyers, sellers, lenders, or other stakeholders. The transaction begins with the ST (Transaction Set Header) and BGN (Beginning Segment) to establish the document’s context, followed by the N1 Loop to identify the parties involved (such as the property owner, title company, or lender). The core content is organized through the PID Loop, which contains Product/Item Description segments detailing specific title evidence items, along with optional reference identifications, dates, and message text to provide comprehensive documentation.

For example, Cornerstone Title Company might send an X12 197 to First National Bank to provide title evidence on a residential property purchase. The N1 Loop identifies the parties: Cornerstone Title Company as the sender, the property owner John Smith, and First National Bank as the lender. Within the PID Loop, Cornerstone describes individual title evidence items—such as the recorded deed, title search results, and lien releases—each with associated reference numbers and dates. The FGS (Form Group) Loop organizes these evidence items into logical categories, such as ownership documents or encumbrance disclosures, with dates indicating when each piece of evidence was obtained or verified. Optional NX1 Loops provide the legal property description and metes-and-bounds information, ensuring the lender can clearly identify which property the title evidence covers.