Razi Title MCP

Python MCP platform for title companies that want to expand their MCP server toolkit with practical title and real estate service operations. TitleMCP provides structured tools for source lookups, jurisdiction-specific searches, vendor requests, and review-first workflows that local LLMs, hosted agents, and internal automation can call through MCP.

The project is structured as a reusable framework rather than a pile of tool scripts: MCP tools delegate into typed workflow services, workflow state is persisted behind repository interfaces, and county/state behavior is supplied through jurisdiction adapters or plugins. Tools should return predictable domain records, preserve source-specific evidence, and leave legal or underwriting judgment to a human reviewer.

If you are new to the project, start with the root docs: docs/README.md.

What Is Included

• MCP server with reusable title operations tools
• MCP client bridge for Ollama/local LLM function calling
• Pydantic domain schemas for workflows, audits, reviews, tasks, orders, and jurisdictions
• Async workflow engine with review-first state transitions
• In-memory repository for local development and tests
• Optional Postgres repository for durable JSONB workflow persistence
• Adapter, source connector, vendor connector, capability, and toolset registries
• Plugin and package loading through Python entry points
• Structured JSON logging and lightweight trace spans
• Source-tree smoke examples under examples/

Architecture

MCP tools
  -> WorkflowService
    -> WorkflowEngine
      -> WorkflowRepository
      -> JurisdictionAdapter
  -> SourceConnectorRegistry
  -> VendorConnectorRegistry
  -> CapabilityRegistry

The MCP layer is intentionally thin. Business state lives in WorkflowRecord models and repositories, so the same services can later be embedded into Django views, Celery tasks, or admin workflows.

Human review is first-class. The included workflows plan and track work, but they do not make autonomous legal or underwriting decisions.

See docs/ARCHITECTURE.md for the extension boundaries and package entry-point contracts.

Jurisdiction Routing

Jurisdictions are modeled as country, state, county, and municipality. Routing resolves the most specific adapter that supports both the jurisdiction and the workflow kind. For example:

• US, MD, Baltimore, Baltimore City routes public records searches to a Baltimore City adapter.
• US, FL, Dade or Miami-Dade routes public records searches to a Miami-Dade adapter.
• Other workflows in the same place can still fall back to state or generic adapters.

You can configure additional jurisdiction-specific adapters with JSON:

TITLE_MCP_JURISDICTION_CONFIG_PATH=docs/jurisdiction-adapters.example.json titlemcp-server

See docs/jurisdiction-adapters.example.json for the shape of a configured adapter.

The monorepo also includes a generated jurisdiction-catalog/ workspace at the repository root so it is clear where country/state/county/municipality capabilities fit. See docs/JURISDICTION_STRUCTURE.md for the convention and refresh command.

Reusable jurisdiction behavior should be distributed as its own pip package. For example:

python -m pip install "titlemcp[us-oh-franklin]"

This installs the titlemcp-us-oh-franklin-recorder jurisdiction package and titlemcp discovers its manifest, adapter, and source connector through Python entry points by default. See docs/JURISDICTION_PACKAGES.md and the template in packages/titlemcp/templates/jurisdiction-package/.

Local Setup

python -m venv .venv
.venv/bin/pip install -e packages/titlemcp

From inside packages/titlemcp, use python -m pip install -e . instead.

For the existing local virtualenv in this monorepo, you can run without reinstalling by setting PYTHONPATH:

PYTHONPATH=packages/titlemcp/src .venv/bin/python -m title_mcp.mcp.server

Install From A Package

After publishing, install with:

python -m pip install titlemcp

Optional extras:

python -m pip install "titlemcp[postgres]"
python -m pip install "titlemcp[aws]"

Jurisdiction extras install jurisdiction packages with the framework:

python -m pip install "titlemcp[us-oh-franklin]"

That extra depends on the separate titlemcp-us-oh-franklin-recorder package. It must be available on PyPI or on the private package index configured for your deployment.

Run The MCP Server

Stdio transport, suitable for MCP clients:

titlemcp-server

HTTP transport:

TITLE_MCP_MCP_TRANSPORT=streamable-http titlemcp-server

When running from a source checkout without installing the package:

PYTHONPATH=packages/titlemcp/src .venv/bin/python -m title_mcp.mcp.server

Try The MCP Smoke Client

PYTHONPATH=packages/titlemcp/src .venv/bin/python packages/titlemcp/examples/mcp_stdio_smoke.py

The client lists MCP tools and creates a municipal lien search workflow.

MCP Inspector Support

In Streamable HTTP mode, MCP Inspector can browse tools, resources, and prompts. TitleMCP exposes read-only resources for server info, sanitized runtime config, tool catalog/detail, and workflow kinds:

titlemcp://server/info
titlemcp://server/runtime
titlemcp://tools/catalog
titlemcp://tools/{tool_name}
titlemcp://workflows/kinds

Prompt templates are available for title workflow intake, parcel lookup review, HOA contact review, and sample prompts derived from the Ollama examples. HTTP health checks are available at /healthz and /readyz.

Ollama Client

Make sure Ollama is running and the configured model is available, then run:

titlemcp-ollama

Or:

titlemcp-ollama \
  "Create an HOA estoppel workflow for file 2025-123 in Orange County, FL"

Set TITLE_MCP_OLLAMA_MODEL to change the model.

HOA Contact Search

The core MCP server includes hoa_contact_search, which searches Google through SerpAPI for HOA contact candidates by association name and optional state. The tool returns title_mcp.hoa_contact_search records with candidate websites, addresses, phone numbers, and email addresses when those fields are available from search result snippets or place panels. The connector first identifies a likely official HOA domain, then performs a second site:<domain> search for contact, management, assessment, payment, and board pages.

TITLE_MCP_SERPAPI_API_KEY=
TITLE_MCP_SERPAPI_TIMEOUT_SECONDS=30

Keep SerpAPI credentials in .env or deployment secrets. Do not hardcode keys in client samples or application code.

PACER Bankruptcy Search

The core MCP server includes pacer_bankruptcy_search, which uses the PACER Case Locator party-search API for bankruptcy searches. Configure credentials in .env or the process environment:

TITLE_MCP_PACER_USERNAME=
TITLE_MCP_PACER_PASSWORD=
TITLE_MCP_PACER_CLIENT_CODE=
TITLE_MCP_PACER_QA_MODE=false
TITLE_MCP_PACER_TIMEOUT_SECONDS=30

The tool returns a deterministic title_mcp.pacer_bankruptcy_search record with redacted tax identifiers, case rows, and a title-officer review flag. It does not use LLM summarization or local application caching. Production PACER searches may be billable; use TITLE_MCP_PACER_QA_MODE=true with QA credentials for non-billable API testing.

Parcel Lookup

The core MCP server includes parcel_lookup, which searches parcel data by address and returns a canonical title_mcp.parcel_record. This source requires provider configuration and will return requires_configuration when it is not configured.

TITLE_MCP_SMART_PROXY=
TITLE_MCP_REGRID_PROXY_PORT_START=10001
TITLE_MCP_REGRID_PROXY_PORT_END=10999
TITLE_MCP_REGRID_MAX_RETRIES=5
TITLE_MCP_REGRID_BACKOFF_FACTOR=0.5
TITLE_MCP_REGRID_COOKIE_REFRESH_THRESHOLD=25
TITLE_MCP_REGRID_MAX_PROXY_ATTEMPTS=10
TITLE_MCP_REGRID_TIMEOUT_SECONDS=10
TITLE_MCP_REGRID_COOKIE_TIMEOUT_SECONDS=5

Set TITLE_MCP_SMART_PROXY to the provider proxy host/auth portion without the rotating port, for example user:password@proxy.example.com. The legacy SMART_PROXY environment variable is also supported. TITLE_MCP_REGRID_MAX_PROXY_ATTEMPTS bounds how many rotating proxy endpoints are tried per request so bad proxy configuration fails visibly instead of walking the full port range.

State Backends

Local default:

TITLE_MCP_STATE_BACKEND=memory

Postgres:

TITLE_MCP_STATE_BACKEND=postgres
TITLE_MCP_POSTGRES_DSN=postgresql://title_mcp:title_mcp@localhost:5432/title_mcp

Install the Postgres extra for durable deployments:

.venv/bin/pip install -e "packages/titlemcp[postgres]"

The Postgres repository creates a title_mcp_workflows table and stores auditable workflow records as JSONB.

Extending Jurisdictions

Create an adapter that implements JurisdictionAdapter:

from title_mcp.adapters.base import AdapterPlan, JurisdictionScope
from title_mcp.domain.models import Jurisdiction, WorkflowKind, WorkflowRequest


class MiamiDadePublicRecordsAdapter:
    adapter_id = "us-fl-miami-dade-public-records"
    priority = 150
    workflow_kinds = frozenset({WorkflowKind.PUBLIC_RECORDS_SEARCH})
    scope = JurisdictionScope(country="US", state="FL", county="Miami-Dade")

    def supports(self, jurisdiction: Jurisdiction) -> bool:
        return self.scope.matches(jurisdiction)

    async def plan(self, request: WorkflowRequest) -> AdapterPlan: ...

Adapters can be registered directly on TitleMCPPlatform.adapters, exposed through the title_mcp.adapters entry point group, or loaded from TITLE_MCP_JURISDICTION_CONFIG_PATH. Packages can also register source connectors with title_mcp.sources, vendor connectors with title_mcp.vendors, capability manifests with title_mcp.capabilities, and optional MCP toolsets with title_mcp.toolsets.

Tool Surface

The server exposes a generic start_title_workflow tool plus convenience tools:

• analyze_document
• request_public_records_search
• request_hoa_estoppel
• request_municipal_lien_search
• request_tax_certificate
• track_release
• mortgage_release_search
• property_tax_status_search
• parse_payoff_letter
• generate_checklist_packet
• get_workflow_status
• list_workflows
• submit_human_review
• list_title_capabilities
• list_source_connectors
• list_vendor_connectors

These wrappers all create normal workflow records, so private deployments can add or replace tools without changing the state model. Core tools live in src/title_mcp/mcp/tool_catalog.py; optional packages should use the title_mcp.toolsets entry point only when they need additional MCP-facing commands.

Tests

PYTHONPATH=packages/titlemcp/src .venv/bin/python -m unittest discover \
  -s packages/titlemcp/tests -v

Build And Publish

.venv/bin/pip install -e "packages/titlemcp[publish]"
rm -rf packages/titlemcp/dist packages/titlemcp/build packages/titlemcp/*.egg-info
cd packages/titlemcp
../../.venv/bin/python -m build
../../.venv/bin/python -m twine check dist/*

See docs/PUBLISHING.md for TestPyPI, PyPI, and trusted publishing notes.

The current package metadata is marked LicenseRef-Proprietary for private/commercial distribution. Replace LICENSE and the license field in pyproject.toml before publishing as open source.