The title/escrow company holds funds and documents neutrally and disburses them once all closing conditions are satisfied — loan qualification is the lender's decision, price negotiation is between the parties (or their agents), and the title company doesn't represent either party's legal interests.

A survey shows boundary lines, structures, and any encroachments (like a fence crossing a property line) — it's a factual mapping of the land, not a valuation tool, an identity-verification step, or something that has anything to do with confirming a loan's interest rate.

Closing is when title actually transfers and money changes hands per the settlement statement — the purchase contract was already signed well before this point, inspections (if any) also typically happen earlier, and the listing agreement began even before that.

Title insurance covers financial loss from title defects — like an undisclosed lien or an ownership dispute — that existed before the policy was issued. It has nothing to do with physical property damage, visitor liability (that's homeowner's/general liability insurance), or market value changes.