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An ode to the title agents out there clearing clouds, chasing payoffs, and signing their souls away—one closing at a time.

This parody of “Hey You” isn’t just a moody throwback—it’s a call to arms (and hearts).

Because you’re not alone out there.

Not in the hallway. Not on the road. Not even when you’re staring down a 40-year chain of title.

We see you. We are you.

And if you’ve ever felt like the only sane one in a sea of paper cuts, weird fax numbers, and payoff portals that haven’t worked since 2003…

💥 Would you join us?

🧠 What Is Wicked Title Forum?

The Wicked Title Forum is a home for title agents, processors, real estate attorneys, closers, and anyone who keeps transactions from falling apart.

Inside the forum:

• ✍️ Tutorials, tools, and walkthroughs

• 💬 Community conversation without the fluff

• 📚 Templates, checklists, and downloadable sanity

• 🎙️ Podcast episodes and trainings to sharpen your edge

• 🎉 Humor, support, and the occasional parody to keep you grounded

👉 Try it FREE. Stay because it’s wicked smart.

🔗 Join the Wicked Title Forum

Subscribe now

You don’t have to do this job alone.

You just have to hit “subscribe.”

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🎤 Lyrics: Would You Join Me?

Hey, you!
Out there in the cold
Getting lonely, getting old.
Can you feel me?

Hey, you!
Closing in the aisles
With itchy feet and fading smiles.
Can you feel me?

Hey, you!
Don’t help them to bury the lien.
You’re a title processing queen.

Hey, you!
Out there on your own
Clearing title on the loans.
Would you join me?

Hey, you!
With your pen against the line
Waiting for someone else to sign.
Would you join me?

Hey, you!
Would you help me to carry the load?
Open your heart, Come on home
This isn’t fantasy.

You’re not alone as you can see.
Come learn, and share, try it for free.
You have everything to gain.

Hey, you!
Out there on the road,
Always doing what you’re told.
Can you join me?

Hey, you!
Out there beyond the wall,
Paying liens out in the hall.
Can you join me?

Hey, you!
Don’t tell me there’s no hope at all.
Together we stand,
Divided we fall.

Stay Wicked,
Cheryl

If you enjoy my writing, please support me with a clap, comment, follow, or subscribe.

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🎶 Ink, Lies, and Alibis

Country Fraud-Core for the Title Industry

In this heart-wrenching (yet weirdly toe-tapping) ballad, we follow the story of a title agent who did everything right…

Except one thing: they didn’t use Positive Pay. 😬

And that’s how Clyde—somewhere in Georgia—rode off into the sunset with a stolen check, a new guitar, and maybe a boat.

This song’s for every title processor who’s had to:

✔️ Cancel a closing because of missing funds

✔️ File a fraud claim while trying not to cry

✔️ Explain to a consumer that, yes, “check washing” is real

✔️ Be the hero after a system failure nobody saw coming

You’re not alone.

But if you're still mailing checks without protections?

You might be next. 🎯

✅ What You Should Do Today:

• Ask your escrow bank if they offer Positive Pay (most do).

• Call your software vendor. Find out if they have integration with your bank to facilitate positive pay - most do

• Enable it for all outgoing checks—immediately.

• Train your team on proper check handling and mail procedures.

• Buy a new pen. Black gel pens are more difficult to wash off because the ink binds with the paper fibers.

Other steps you should be thinking about:

1. Make sure you're purchasing check paper with security features. This is one no one ever talks about. Not all checks are created equal. Personally, I've been doing business with ASAPChecks for over 20 years and I recommend them to all of my title clients.

2. Consider moving to wires when possible—less paper, more control.

3. Consider working with a payment processing & fraud detection firm like Rynoh, ClosingLock or CertifID.

4. While you're at it, check out the Wire Fraud Prevention Kit available in the Wicked Easy Shop.

🔐 Avoid Being the Star of Your Own Fraud Ballad

🎁 Download the Wire Fraud Prevention Easy Kit:

✅ Consumer Marketing Materials - flyers, social media posts, articles

✅ Operations Manual Pages

✅ Customer Education & Communication Templates

🔗 Grab the kit now »

Yes! I Need This!

This is everything you wish you had before Clyde washed your check and your will to live.

📢 Your Turn

🎧 Listen, laugh, learn, then:

▶️ Share this with your escrow manager, ops director, or anyone who still prints checks like it’s 1999.

🖤 Subscribe to Wicked Title Forum for more tools, tunes, and fraud-fighting realness.

Let’s make sure the next country song is about winning closings, not losing money.

Subscribe now

You don’t have to do this job alone.

You just have to hit “subscribe.”

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🎤 Lyrics: Ink, Lies, and Alibis

I was ridin’ high, had a file to close
Dropped that check in the mail, heaven only knows
Headed to the lender with a stamp and a prayer
But come Monday mornin’—that check wasn’t there

My processor’s cryin’, the lender’s on hold
Payoff gal said, “That check’s gone cold”
Pulled up the bank feed, my blood ran dry
It was cashed in Georgia by some dude named Clyde

They washed my check—but not my tears
Been bleachin’ ink for twenty years
He changed the name, rewrote the pay
But he ain’t messin’ with my file today

I might be broke, I might be fried
But you can’t kill a closer’s pride
You took my funds, but not my fight
That crook’s goin’ down—I’ll see to it tonight

The bank said, “Ma’am, you should use Positive Pay”
I said, “Thanks, Carl—I’ll do that yesterday”
Drank three Diet Cokes, I’m beggin’ the Feds
And retracin’ steps like sniffing purebreds

I rang up Rynoh, hit up ClosingLock
Told my escrow crew, we're the new Fort Knox
Now every check’s secure, every vendor’s cleared
And my compliance chief ain’t besmeared

They washed my check, but I washed my hands
Of trustin’ the mail and scammin’ clans
Now I use wires and two-step checks
Ain’t no fraud gonna bounce my next

I’m older, wiser, got some gray
But I’ll close these deals come hell or late pay
You can steal my cash, but not my soul
'Cause title girls always stay in control

So here’s to the agents who cried on the line
When the payoff fell through at the worst dang time
Keep your docs in order and your spirit tight—
And belt this tune on a fraud-filled night 🎶

Stay Wicked,
Cheryl

If you enjoy my writing, please support me with a clap, comment, follow, or subscribe.

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🎸 Rockin’ the Holidays with "Settlement Sells"! 🎤

Jingle Bells has gone full-on rock ballad in this wickedly fun real estate industry twist! "Settlement Sells" takes the chaotic world of home showings and sets it to electrifying guitar riffs and powerhouse vocals.

🎶 Perfect for real estate agents, title agents, escrow officers, and anyone who thrives on sealing the real estate deal.

🤘 Packed with humor, high energy, and a beat that’ll keep you rocking through the holidays.

Don’t just settle—rock your way to the finish line!

🎧 Listen now and share the holiday spirit with a twist!

Want a copy of this song to share on your social media?

🎄 ‘Twas the Holiday Meme Marketing Kit! 🎅

Transform your holiday marketing from ho-hum to ho-ho-hilarious with this easy-to-use Canva template kit tailored for title insurance pros!

Featuring:

🎁 "Settlement Sells" (aka "Jingle Bells")

🎁 "’Twas the Nightmare Before Closing" (aka "’Twas the Night Before Christmas")

🎁 "5 Days of Closing" (aka "12 Days of Christmas")

✨ Why You’ll Love It:

✔️ Rebrandable Canva templates – customize with your colors and logo.

✔️ Save time with professional designs that connect with your audience.

✔️ Bring humor to the holiday hustle while staying top-of-mind with clients.

⚡ Download now and make your holiday posts the gift that keeps on giving! 🎁

(or subscribe and get your download for free!)

Already a paid subscriber? Scroll down to get your copy now!

Stay Wicked,
Cheryl

If you enjoy my writing, please support me with a clap, comment, follow, or subscribe.

The Wicked Title Forum provides an alternative, independent voice for the title industry. Built by title people, for title people to provide connection and place to share wisdom and knowledge to help create short cuts to business success and stay on top emerging trends and technologies.

🐐 Join Community | 🔔 Subscribe | 🛒 Shop: Easy Kits or Merch | 📢 Be a Sponsor

Read more

🎸 Rock Out with "5 Days of Closing"! 🎤

The holiday classic just got a title industry twist—and a serious dose of rock! We've transformed "12 Days of Christmas" into a bold, head-banging anthem about the chaos, quirks, and triumphs of title closings.

🎶 Perfect for title agents, escrow officers, and anyone who thrives under pressure.
🤘 Packed with humor, relatable moments, and a beat you won’t forget.

Turn up the volume and let the power chords carry you through your next closing!

🎧 Listen now and share the jam!

Want a copy of this song to share on your social media?

🎄 ‘Twas the Holiday Meme Marketing Kit! 🎅

Transform your holiday marketing from ho-hum to ho-ho-hilarious with this easy-to-use Canva template kit tailored for title insurance pros!

Featuring:

🎁 "Settlement Sells" (aka "Jingle Bells")

🎁 "’Twas the Nightmare Before Closing" (aka "’Twas the Night Before Christmas")

🎁 "5 Days of Closing" (aka "12 Days of Christmas")

✨ Why You’ll Love It:

✔️ Rebrandable Canva templates – customize with your colors and logo.

✔️ Save time with professional designs that connect with your audience.

✔️ Bring humor to the holiday hustle while staying top-of-mind with clients.

⚡ Download now and make your holiday posts the gift that keeps on giving! 🎁

(or subscribe and get your download for free!)

Already a paid subscriber? Scroll down to get your copy now!

Stay Wicked,
Cheryl

If you enjoy my writing, please support me with a clap, comment, follow, or subscribe.

The Wicked Title Forum provides an alternative, independent voice for the title industry. Built by title people, for title people to provide connection and place to share wisdom and knowledge to help create short cuts to business success and stay on top emerging trends and technologies.

🐐 Join Community | 🔔 Subscribe | 🛒 Shop: Easy Kits or Merch | 📢 Be a Sponsor

Thank you for being a subscriber. Please scroll to the bottom for your free download.

Subscribers Get Your Free Copy Here!

Want a copy of this song to share on your social media?

🎄 ‘Twas the Holiday Meme Marketing Kit! 🎅

Transform your holiday marketing from ho-hum to ho-ho-hilarious with this easy-to-use Canva template kit tailored for title insurance pros!

Featuring:

🎁 "Settlement Sells" (aka "Jingle Bells")

🎁 "’Twas the Nightmare Before Closing" (aka "’Twas the Night Before Christmas")

🎁 "5 Days of Closing" (aka "12 Days of Christmas")

✨ Why You’ll Love It:

✔️ Rebrandable Canva templates – customize with your colors and logo.

✔️ Save time with professional designs that connect with your audience.

✔️ Bring humor to the holiday hustle while staying top-of-mind with clients.

⚡ Download now and make your holiday posts the gift that keeps on giving! 🎁

(or subscribe and get your download for free!)

Already a paid subscriber? Scroll down to get your copy now!

Stay Wicked,
Cheryl

If you enjoy my writing, please support me with a clap, comment, follow, or subscribe.

The Wicked Title Forum provides an alternative, independent voice for the title industry. Built by title people, for title people to provide connection and place to share wisdom and knowledge to help create short cuts to business success and stay on top emerging trends and technologies.

🐐 Join Community | 🔔 Subscribe | 🛒 Shop: Easy Kits or Merch | 📢 Be a Sponsor

Read more