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X12 transaction guide · Finance

EDI 199 Real Estate Settlement Information

The X12 document used to transfer real estate settlement information among mortgage lenders, closing agents and other parties.

Sent by
Mortgage lender or closing agent
Received by
Closing agent, lender or other interested party
Standard
ANSI ASC X12

What is an EDI 199?

The EDI 199 Real Estate Settlement Information is the ANSI X12 transaction set used to transfer real estate settlement information among mortgage lenders, real estate closing agents and other interested parties.

At closing, all the money in a real estate transaction is accounted for: the purchase price, loan amount, fees, taxes, escrows and payoffs. Lenders and closing agents must agree every figure. Exchanging settlement data electronically reduces errors and last-minute changes at the closing table. Final figures must match the signed documents.

How the EDI 199 worksDiagram of the EDI 199 Real Estate Settlement Information. Mortgage lender or closing agent sends it to closing agent, lender or other interested party. It usually follows 201. It is usually followed by 205 and 997. Inside the ISA, GS and ST envelopes, X12 release 008010 requires, in the heading: BGN (Beginning Segment) and the required N1 loop with N1 (Party Identification) and detail: the required LX loop with LX (Transaction Set Line Number) and REF (Reference Information). 3 optional loops are listed by their first segment.How the EDI 199 worksReal Estate Settlement Information: who sends it, where it fits and what the standard marks required1 WHERE IT FITSUSUALLY FOLLOWS201Residential LoanApplicationEDI 199SENDERMortgage lender orclosing agentRECEIVERClosing agent, lenderor other interestedparty997 or 999 acknowledgment back, if the partners agreeUSUALLY FOLLOWED BY205Mortgage Note997FunctionalAcknowledgment2 WHAT X12 RELEASE 008010 REQUIRESInterchange: sender and receiver IDsISA … IEAFunctional group, ID code TOGS … GETransaction set 199ST … SEHEADINGBGNBeginning SegmentRequired loop N1 · repeats up to 5N1Party IdentificationDETAILRequired loop LX · repeats many timesLXTransaction Set Line NumberREFReference Information+ 3 optional loops, starting with:NX1IN1FGSBlue box: required loop. Optional loops are listed by the segment that starts them; when a loop is used, that first segment is required. Optional segmentsoutside loops are not drawn.Structure: required segments and loops in the X12 008010 listing for the 199. Your trading partner's implementation guide adds its own requirements.
How the EDI 199 worksDiagram of the EDI 199 Real Estate Settlement Information. Mortgage lender or closing agent sends it to closing agent, lender or other interested party. It usually follows 201. It is usually followed by 205 and 997. Inside the ISA, GS and ST envelopes, X12 release 008010 requires, in the heading: BGN (Beginning Segment) and the required N1 loop with N1 (Party Identification) and detail: the required LX loop with LX (Transaction Set Line Number) and REF (Reference Information). 3 optional loops are listed by their first segment.How the EDI 199 worksReal Estate Settlement Information: who sendsit, where it fits and what the standard marksrequired1 WHERE IT FITSUSUALLY FOLLOWS201Residential Loan ApplicationEDI 199SENDERMortgage lenderor closing agentRECEIVERClosing agent,lender or otherinterested party997 or 999 acknowledgment back, if the partnersagreeUSUALLY FOLLOWED BY205Mortgage Note997Functional Acknowledgment2 WHAT X12 RELEASE 008010 REQUIRESInterchange: sender and receiver IDs (ISA… IEA)Functional group, ID code TO (GS … GE)Transaction set 199 (ST … SE)HEADINGBGNBeginning SegmentRequired loop N1 · repeats up to 5N1Party IdentificationDETAILRequired loop LX · repeats manytimesLXTransaction Set LineNumberREFReference Information+ 3 optional loops, starting with:NX1IN1FGSBlue box: required loop. Optional loops are listedby the segment that starts them; when a loop isused, that first segment is required. Optionalsegments outside loops are not drawn.Structure: required segments and loops in the X12008010 listing for the 199. Your trading partner'simplementation guide adds its own requirements.

How to read this diagram: the top row shows who sends the 199, to whom, and which documents usually come before and after it. The lower part shows what X12 release 008010 itself requires: the envelopes around the 199 and the segments and loops the standard marks as required, area by area. Optional loops are listed by the segment that starts them rather than drawn in full. This is the standard's minimum, not a trading partner's requirement: each partner's implementation guide usually makes some optional loops mandatory, restricts the codes and may use a different release.

Expand diagram Download SVG

When it is used

  • Sending closing instructions and fees to closing agents
  • Returning final settlement figures to lenders
  • Reconciling settlement statements

Where it fits in the document flow

Usually follows 201 Residential Loan Application
This document 199 Real Estate Settlement Information
Usually followed by 205 Mortgage Note997 Functional Acknowledgment

Structure

Mandatory segments in the 199 (X12 release 008010)

The segments X12 release 008010 marks as mandatory at their level, in order. Segments inside optional loops are needed only when the loop is used. This is the standard's requirement, not your trading partner's: each partner's implementation guide names the release it uses, adds the optional segments it requires and restricts the values. The requirement status comes from one published X12 reference listing and has not been checked against a second source.

  • ST
  • BGN
  • N1
  • LX
  • REF
  • NX1
  • IN1
  • FGS
  • AMT
  • SE

Practical example

The 199 in practice

A lender approves a purchase mortgage. It sends the closing agent a 199 with the loan amount, lender fees, escrow requirements and closing conditions. The closing agent prepares the settlement statement, returns the final figures, and both parties confirm before the buyer signs.

Implementation

Implementation considerations for the 199

  • Reconcile every fee between lender and closing agent.
  • Meet regulatory disclosure timing requirements.
  • Check whether partners use MISMO XML instead of X12.
  • Protect borrowers' personal and financial data.

How ECOM helps

Automate the 199 with ECOM

Industry

Financial Services

Secure file transfer and B2B integration for banks and financial institutions.

Solution

Financial Document Automation

Automate invoices, remittances, payment files and bank statements from capture to posting.

Solution

EDI Integration

Exchange X12 and EDIFACT documents with partners and integrate them directly with your ERP.

More general questions about EDI are answered in the EDI FAQ.

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