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Spotlight PEPPOL BIS Billing 3.0 The EU e-invoicing mandate is here — France Sept 2026, Belgium Jan 2026, Germany 2025.

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X12 265 — Real Estate Title Insurance Services Order

The 265 orders title insurance services — title search, title commitment, closing services — from a lender or title agent to a title company.

Purpose

The 265 documents a title services order: title search, exam, title commitment, owner / lender policy, closing services, recording. It is emitted ahead of closing to kick off title operations.

It triggers the title agent workflow: ordering search, examining title, issuing commitment, scheduling closing. Acknowledged by 997. Followed by 197 (Title Evidence) once the policy is issued.

Envelope structure

The 265 travels within the three X12 envelope levels (ISA/IEA, GS/GE with functional group RT, and ST/SE). Didactic example in release 004010:

x12 example-265.x12 
ISA*00*          *00*          *ZZ*LENDER        *ZZ*TITLECOMPANY  *260515*1600*U*00401*000000265*0*P*>~
GS*RT*LENDER*TITLECOMPANY*20260515*1600*1*X*004010~
ST*265*0001~
BGN*00*TI-ORD-2026-9911*20260515~
N1*BY*ACME MORTGAGE LENDER*24*EIN-LENDER~
N1*SE*XYZ TITLE INSURANCE*24*EIN-TITLE~
REF*ZZ*PROPERTY-456-ELM-AUSTIN~
REF*ZZ*ORDER-TYPE-COMMITMENT-AND-LP~
AMT*FA*385000.00~
DTM*002*20260615~
SE*9*0001~
GE*1*1~
IEA*1*000000265~

Common segments

  • Header — ST, BGN.
  • Lender / Title Company — N1*BY, N1*SE.
  • Property / Order type — REF*ZZ.
  • Amount — AMT*FA (loan amount).
  • Date — DTM*002 (expected closing).
  • Summary — SE.

Common pitfalls

  • State practice variations: title practices vary massively by state (attorney state vs title-company state); a 265 must pick the right service mix.
  • Endorsements to anticipate: forgetting to request the required ALTA endorsements makes the issued policy inadequate for secondary market.
  • Wire fraud: a 265 must trigger wire instruction verification procedures; closing wire fraud is a major threat.

Documentation

The code 265 and the name Real Estate Title Insurance Services Order are public and listed on x12.org/products/transaction-sets. The complete structure of loops, qualifiers and code lists is distributed by DISA via the proprietary Implementation Guides (TR3). ediverse.io covers only public concepts, the envelope and didactic examples.