Abstract:
Systems and methods for enhancing the security of an electronic database system. The system has a registry server hosting a registry database accessible by a registry user, and an authorization server hosting an authorization database. In operation, the registry server queries the authorization server to determine whether a particular record is locked. When a record is locked, an authorization service key is requested from the registry server and verified by the authorization server.

Description:
CROSS-REFERENCE TO RELATED APPLICATIONS 
       [0001]    This application is a continuation of U.S. patent application Ser. No. 12/522,515, filed 29 Dec. 2009, which is the National Stage of International Application No. PCT/CA2008/000017, filed 8 Jan. 2008, which claims the benefit of priority from Canadian Patent Application No. 2,573,053, filed 8 Jan. 2007. The entire contents of each of U.S. patent application Ser. No. 12/522,515, International Application No. PCT/CA2008/000017 and Canadian Patent Application No. 2,573,053 are incorporated herein by reference. 
     
    
     FIELD OF THE INVENTION 
       [0002]    The invention described herein relates to systems and methods for enhancing data security in electronic database systems and, in particular, to systems and methods for authentication of database transactions using an authentication server. 
       BACKGROUND OF THE INVENTION 
       [0003]    Fraud in real estate transactions has become a serious problem. If a criminal is able to obtain personal information relating to a property owner, the criminal can assume the identity of the property owner to unsuspecting buyers, and sell the property without the prior knowledge of the property owner. Alternately, the criminal can obtain a mortgage on the property from a new mortgage holder, and disappear with the money, again without the prior knowledge of the property owner. 
         [0004]    Whinery (U.S. Patent Application Publication No. 2005/0187863) describes a method for protecting a true owner&#39;s equity in real estate from fraudulent transactions. A lien holder records a lien against title on real estate, specifying that the lien holder must be contacted and a payoff statement obtained from the lien holder prior to closing any subsequent transaction involving the real estate. Personal evidence of the true owner&#39;s identity is also compiled and documented. Before providing the payoff statement, the lien holder uses the owner&#39;s personal evidence to verify that the individual attempting to carry out the subsequent transaction is the true owner of the real estate. 
         [0005]    Taslitz (U.S. Patent Application Publication No. 2003/182151) teaches a method of using a biometric credential as a legal seal for the purpose of authenticating a real estate deed. The biometric credential is stored in a central repository for subsequent verification of the identity of the presenter of the deed. The deed is impressed with a serial number or other unique indicia. When the deed, or a copy thereof, is presented to a financial institution, the serial number on the deed is scanned, and transmitted to a remote computer. At the same time, a biometric sample is taken of the individual presenting the deed. The remote computer verifies the identity of the individual presenting the deed only if the scanned biometric matches the biometric associated with the scanned serial number. 
         [0006]    Johnson (U.S. Pat. No. 6,898,577) describes a method of using biometrics to authorize the release of escrow funds in the context of a real estate transaction. 
         [0007]    Kinsella (U.S. Patent Application Publication No. 2003/0074568) describes a method of performing secure transactions, such as a real estate transaction, using an electronic passkey that stores a biometric credential of its owner. The passkey authorizes the transaction if a biometric sample read by the passkey matches the biometric credential stored in the passkey. 
       SUMMARY OF THE INVENTION 
       [0008]    According to the invention described herein, a change in title to real estate proceeds only if the true owner of the real estate provides authorization to a trusted authority to effect the change to the title. 
         [0009]    According to a first aspect of the invention, there is provided a method for authorizing a change in title to real estate, that involves the following steps:
   a) verifying the identity of a party requesting a change in title to a specific item of real estate as the true owner of the specific item of real estate; and   b) providing a title change authorization in accordance with an outcome of the verification, the title change authorization authorizing a specific individual to effect the change in title to the specific item of real estate.   
 
         [0012]    According to the first aspect of the invention, there is also provided an authorization server for authorizing a change in title to real estate. The authorization server is in communication with a title lock database having a plurality of title lock records. Each title lock record is associated with a specific item of real estate, and includes an indication of an authorization by an owner of the specific item real estate for a change in title to the specific item of real estate. The authorization server includes:
   owner identity verification means for verifying the identity of a party requesting a change in title to a specific item of real estate as the true owner of the specific item of real estate; and title change authorization means coupled to the owner identity verification means and the title lock database, the title change authorization means being configured to update the title lock record associated with the specific item of real estate with a title change authorization authorizing a specific individual to effect the change in title to the specific item of real estate.   
 
         [0014]    According to a second aspect of the invention, there is provided a method for effecting a change in title to real estate, that involves the following steps:
   verifying the identity of an individual as a trusted authority authorized to modify title to real estate; and   in accordance with an outcome of the verification, authorizing the individual to effect a change in title to a specific item of real estate in accordance with a prior authorization by an owner of the specific item of real estate for the change in title to the specific item of real estate.   
 
         [0017]    According to the second aspect of the invention, there is also provided a title change server for effecting a change in title to real estate. The title change server is in communication with a title lock database having a plurality of title lock records. Each title lock record is associated with a specific item of real estate, and includes an authorization by an owner of the specific item real estate for a change in title to the specific item of real estate. The title change server includes:
   authority identity verification means for verifying the identity of an individual as a trusted authority authorized to modify title to real estate; and   title change means coupled to the authority identity verification means and the title lock database, the title change means being configured to authorize the individual to effect a change in title to a specific item of real estate in accordance with the title lock record associated with the specific item of real estate.   
 
         [0020]    According to a third aspect of the invention, there is provided a method for effecting a change in title to real estate, that involves the following steps:
   a) receiving a party identity verification verifying the identity of a party requesting a change in title to a specific item of real estate as the true owner of the specific item of real estate;   b) providing a title change authorization in accordance with an outcome of the party identity verification, title change authorization authorizing a specific individual to effect the change in title to the specific item of real estate;   c) receiving an individual identity verification verifying the identity of the specific individual as a trusted authority authorized to modify title to real estate; and   d) in accordance with an outcome of the individual identity verification, authorizing the individual to effect the change in title to the specific item of real estate in accordance with the title change authorization.   
 
         [0025]    According to the third aspect of the invention, there is also provided an authorization system for authorizing a change in title to real estate. The authorization system includes:
   a title lock database having a plurality of title lock records, each said title lock record being associated with a specific item of real estate and including an indication of an authorization by an owner of the specific item real estate for a change in title to the specific item of real estate;   title change authorization means coupled to the title lock database, the title change authorization means being configured to update the title lock record associated with the specific item of real estate with a title change authorization authorizing a specific individual to effect the change in title to the specific item of real estate; and   title change means coupled to the title lock database, the title change means being configured to authorize the individual to effect the change in title to the specific item of real estate in accordance with the title lock record associated with the specific item of real estate.   
 
         [0029]    In a preferred implementation, the owner identity verification means verifies the identity of the party requesting a change in title to a specific item of real estate by comparing a biometric credential of the requesting party against a prior saved biometric credential of the true owner of the specific item of real estate. Similarly, the authority identity verification means verifies the identity of the individual authorized to modify title to real estate by comparing a biometric credential of the individual against a prior saved credential of a trusted authority authorized to modify title to real estate. 
         [0030]    Preferably, the authorization granted to the trusted authority only authorizes the individual to effect the change in title within a predetermined time period. 
     
    
     
       BRIEF DESCRIPTION OF THE DRAWINGS 
         [0031]    The invention will now be described by way of example only with reference to the accompanying drawings in which: 
           [0032]      FIG. 1  is a diagram depicting an overview of a method and system for preventing or allowing changes to a title held in a land title system, in accordance with an embodiment of the present invention; 
           [0033]      FIG. 2  is depicts the interfaces in a system in an embodiment of the invention, for preventing or allowing changes to a title held in a land title system; 
           [0034]      FIG. 3  is a diagram depicting party and systems involved in enrolment of a titleholder and the associated title into the system in embodiment of the present invention; 
           [0035]      FIG. 4  is a flowchart depicting the steps in the method of enrolling a titleholder and the associated title into the system in an embodiment of the present invention; 
           [0036]      FIG. 5  is a flowchart depicting the steps in the method and system for a titleholder to access a record of his property within a database, and provide authorization to a selected, authorized trusted authority to access the selected record; 
           [0037]      FIG. 6  is a diagram identifying the party and systems involved in modification of a title to a real estate property; 
           [0038]      FIG. 7  is a flowchart depicting the steps for authorization of modification of a title within a record; and 
           [0039]      FIG. 8  is a flowchart depicting the steps for an authorized, selected trusted authority to access a record within the database and modifying the title in the record. 
       
    
    
     DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS 
     Title Authorization Network—Overview 
       [0040]    A title authorization network, according to the invention described herein, implements a title authorization service that comprises identity verification and authorization procedures for authorizing changes in title to real estate properties. As shown in  FIG. 1 , the title authorization network comprises a land title system (LTS)  18 , a financial intermediary (FI)  12 , and title authorization system  14 . 
         [0041]    The LTS  18  comprises a computer server and an electronic database  23  that are maintained by or on behalf of a government authority. The LTS database  23  includes records that identify specific real estate properties (e.g. lot, part of a lot) within a land title system, and the persons or entities (“titleholder”) who have legal ownership (partial or full) of these properties. 
         [0042]    Although the LTS  18  typically maintains a record of instruments that are recorded against title to real estate properties that are registered under a Land Titles System (e.g. a system in which the government authority guarantees title to each property), the LTS  18  may also maintain a record of instruments that are recorded against title to real estate properties that are registered under a Land Registry System (e.g. a system in which purchasers must search historical title documents to verify title). 
         [0043]    The LTS server is interfaced with the LTS database  23 , and effects changes in title (e.g. transfers, encumbrances) to the real estate properties that are registered in the LTS database  23 . The LTS server also serves to make the LTS database records available to “trusted authorities”. Trusted authorities are individuals who are authorized to effect changes in title to the real estate properties that are registered with the LTS  18 . Typically, trusted authorities are lawyers, or other persons who are legally entitled to effect changes in title to real estate. 
         [0044]    The LTS server is also in communication with a trusted authority database  19  that identifies trusted authorities who are authorized to access the LTS  18 . Typically the trusted authority database  19  includes records associated with each lawyer that is authorized to practice law in the jurisdiction covered by the title authorization service, and is maintained by the local authority that regulates lawyers in that jurisdiction. 
         [0045]    The LTS server includes computer software that implements a front-end user interface that performs verification procedures to verify that each individual who is attempting to effect a change in title to a real estate property is authorized to modify records of the LTS  18  (i.e. the individual is a “trusted authority”). Alternately, these identity verification procedures may be implemented by a separate server, such as the trusted authority authentication system  20 . 
         [0046]    The FI  12  comprises a computer server and database that is typically implemented at a financial intermediary. Typically, the financial intermediary is a bank, mortgage provider, or insurance company. 
         [0047]    The FI server is interfaced with the FI database and includes computer software that implements certain system interfaces (described below) that provide the titleholder with access to the title authorization system  14 . Preferably the FI computer software implements a front-end user interface that provides the titleholder with access to the title authorization service via a branch office of the financial intermediary, or by web or telephone channels. 
         [0048]    The FI computer software also implements identity verification procedures to verify that each individual who is requesting a change in title to a specific real estate property is a registered user of the title authorization service. Alternately, these identity verification procedures may be implemented by the titleholder authentication system  13 . 
         [0049]    The title authorization system  14  is in communication with the FI  12  via the private network  15 , and is in communication with the LTS  18  via the private network  24 . Typically, the networks  15 ,  24  are implemented using secure communications channels implemented over the public internet, or dedicated connections implemented over a private network. 
         [0050]    The title authorization system  14  includes a collection of title authorization system databases and associated computer servers/hardware. As shown, the title authorization system databases include a titleholder/subscriber database  21 , a title authorization service properties database  22 , and an authorizations database  25 . 
         [0051]    The titleholder/subscriber database  21  is a collection of identity records that include identity information regarding each titleholder that is registered to use the title authorization network. 
         [0052]    The title authorization service properties database  22  is a collection of title records that associates real estate properties, that are registered in the LTS  18 , with the corresponding titleholder. For a real estate property to be included in the title authorization service properties database  22 , the associated titleholder must be registered to use the title authorization service and have an identity record in the titleholder/subscriber database  21 . 
         [0053]    Each title record in the title authorization service properties database  22  is associated with a specific real estate property that is registered in the LTS  18 , and includes a status field which indicates whether the titleholder of the property has authorized a change in title to the property (i.e. the titleholder has “unlocked” title to the property), or whether the titleholder has not authorized a change in title to the property (i.e. the titleholder has “locked” title to the property). By default, when a title record is created, the status field indicates that title to the associated real estate property is “locked”. 
         [0054]    The authorization database  25  is a collection of authorization records that include authorization information regarding each “unlocked” real estate property that is registered in the title authorization service. Each authorization record in the authorization database  25  is associated with a specific real estate property that is registered in the LTS  18 , and includes a trusted authority field which includes an identifier that uniquely identifies the trusted authority who the titleholder has authorized to effect a change in title to the property. Preferably, each authorization record also includes an expiry date field which indicates the date by which the trusted authority must effect the change in title to the titleholder&#39;s property. 
         [0055]    The title authorization system  14  also includes computer-software which acts in association with the title authorization system databases to implement the title authorization service. These computer-software implement a title change authorization procedure and a title change procedure. Both the title change authorization procedure and the title change procedure interface with the titleholders database  21 , title authorization service properties database  22  and the authorization database  25 . 
         [0056]    The title change authorization procedure is configured such that if a titleholder issues an authorization authorizing a change in title to the titleholder&#39;s property, the title change authorization procedure updates the corresponding title record and creates an authorization record to indicate that a specific trusted authority is authorized to effect the change in title to that property. 
         [0057]    Specifically, if the FI  12  receives a request from an individual requesting that a specific trusted authority effect in change in title to a specific real estate property, the FI  12  attempts to verify the identity of the party that requested the change. If the FI  12  confirms the identity of the individual requesting the change in title, the FI  12  attempts to verify that the party requesting the change is the titleholder of the property and is registered in the titleholder/subscriber database  21 . If so, the FI  12  issues a title change authorization to the title authorization system  14  indicating that the titleholder of the property has authorized a specific trusted authority to effect a change in title to the property. Optionally, the title change authorization specifies the period of time during which the trusted authority is authorized to effect the change in title to the property. 
         [0058]    Upon receipt of the title change authorization, the title change authorization procedure creates an authorization record in the authorization database  25  to indicate that a specific trusted authority is authorized to effect the change in title to that property and updates the status field of the title record that is associated with the real estate property in the title authorization service properties database  22  to indicate that the titleholder of the property has “unlocked” or authorized a change in title to that real estate property. The title authorization record in the authorization database  25  uniquely identifies the trusted authority that is authorized to effect the change in title to the property associated with the change authorization. Further, if specified in the title change authorization, the title change authorization procedure include in the authorization record the expiry date by which the trusted authority must effect the change in title to the titleholder&#39;s property. 
         [0059]    The title change procedure is configured such that, if a trusted authority requests authorization to modify title to a specific real estate property, the title change procedure authorizes the trusted authority to effect a change in title to the real estate property only in accordance with the prior authorization by the titleholder of the property. 
         [0060]    Specifically, if the LTS  18  receives a request from an individual requesting authorization to modify title to a specific real estate property, the LTS  18  first verify if the specific real estate property is enrolled in the title authorization system  14 . If it is the case, the LTS  18  attempts to verify the identity of the individual that requested the authorization. If the LTS  18  confirms the identity of the individual that requested the authorization, the LTS  18  issues a change authorization request to the title authorization system  14 . 
         [0061]    Upon receipt of the change authorization request, the title change procedure reads the status field of the title record that is associated with the real estate property in the title authorization service properties database  22  to determine whether the titleholder has authorized a change in title to that property. If the status field indicates that the titleholder has unlocked title to the property, the title change procedure reads the trusted authority field of the authorization record that is associated with the real estate property in the authorization database  25  for the unique indicator of the trusted authority that is authorized to effect the change in title to the property. 
         [0062]    If the unique indicator in the trusted authority field matches the trusted authority identifier that was received from the LTS  18 , the title change procedure reads the expiry date field of the authorization record. If the change authorization request was issued prior to the date specified in the expiry date field, the title change procedure issues an authorization to the LTS  18  authorizing the trusted authority to effect a change in title to the specific real estate property. The LTS  18  then effects the change in title to the specific real estate property, as initiated by the trusted authority. The LTS  18  notify the title authorization system  14  when the changes have been completed by the trusted authority. 
       Title Authorization Network—Detailed Discussion 
       [0063]    Additional details of the title authorization network are depicted in  FIG. 2 . The FI  12  includes a front-end user interface for a person attempting to enrol title to a real estate property (a purported titleholder  11 ) in the title authorization system  14 . Preferably, the front-end user interface provides “strong authentication”, using at least  2  factor authentication, to verify the identity of the purported titleholder  11 . Typically, “strong authentication” requires the purported titleholder  11  to provide a personal authentication factor, such as a biometric (e.g. a fingerprint, a voice print, a face print, an iris scan, a sample of handwriting, a handprint, a capillary map, or DNA), or personal information comprising answers to knowledge-based questions (such as mother&#39;s maiden name, father&#39;s middle name, name or location of grade school attended, favourite colour, musical instruments played). 
         [0064]    The FI  12  can provide titleholder authentication using either personal information or biometric information, or both personal information and biometric information. In addition, a password that is only known to the titleholder can be used in combination with the one or more of the aforementioned authentication factors to provide an additional level of security. 
         [0065]    Alternately, titleholder authentication may be performed by an identity authentication system  13  which is coupled to the FI  12 . In another variation (not shown), the identity authentication system  13  is coupled to the title authorization system  14 . Still alternately, the strong authentication of the purported titleholder  11  may be performed by the title authorization system  14 . 
         [0066]    The LTS  18  includes a front-end user interface for the trusted authorities  17 . Preferably, the front-end user interface provides “strong authentication” of the trusted authority  17  using at least 2 factor authentication to verify the identity of the trusted authority  17 . One such authentication factor may comprise biometric information (such as a fingerprint, a voice print, a face print, an iris scan, a sample of handwriting, a handprint, a capillary map, or DNA). Another authentication factor may comprise personal information, which includes answers to knowledge-based questions (such as mother&#39;s maiden name, father&#39;s middle name, name or location of grade school attended, favourite colour, musical instruments played). 
         [0067]    The LTS  18  can provide identity authentication using either personal information or biometric information, or both personal information and biometric information. In addition, a password that is only known to the trusted authority  17  can be used in combination with the one or more of the aforementioned authentication factors to provide an additional level of security. 
         [0068]    Alternately, identity authentication may be performed by an identity authentication system  20  which is coupled to the LTS  18 . In another variation (not shown), the identity authentication system  20  is coupled to the title authorization system  14 . Alternately, the identity authentication of the trusted authority  17  may be performed by the title authorization system  14 . 
         [0069]    As shown, the title authorization network may include a notification system  16  that is in communication with the title authorization system  14 . The notification system  16  is used to issue notifications to a titleholder, a trusted authority  17  or the FI  12 . Preferably, the notification system  16  issues a notification to the titleholder when a title modification request has been made, and again when the title modification request has been completed. Typically, the notifications comprise email or text messages that are sent to a specified address. 
       System Interfaces of Title Authorization System  14   
       [0070]    As shown in  FIG. 3 , the title authorization system  14  includes the following computer software procedures or system interfaces for implementing the title authorization service: 
         [0071]    Enrol property interface  26 : a system interface used by the FI  12  to enrol and lock a property into the title authorization service. This interface is accessed after the successful adjudication process of the purported titleholder  11  by the FI  12 . Titles are deemed locked once the titleholder who is subscribing to the service enrols their property into the title authorization. 
         [0072]    List enrolled properties interface  27 : the system interface used by the FI  12  to request a list of enrolled properties for a specific titleholder. A list of enrolled properties is initiated at the request of a preferably strongly authenticated titleholder. 
         [0073]    Title unlocking interface  28 : the system interface used by the FI  12  to unlock a specific title for a specific titleholder for a specific trusted authority  17 . A title unlocking request is initiated by a preferably strongly authenticated titleholder and triggers a notification to the selected trusted authority  17  and the titleholder. 
         [0074]    Titleholder authentication manager  29 : an internal interface used by the title authorization system  14  to manage (confirm, verify, audit, etc) the successful authentication of a purported titleholder  11 . Preferably, the FI  12  forwards proof of a successful titleholder strong authentication to the title authorization system  14 . 
         [0075]    Trusted Authority Authentication Manager  30 : an internal interface used by the title authorization system  14  to manage (e.g. confirm, verify, audit, etc) the successful authentication of a specific trusted authority  17 . In the preferred embodiment, the LTS  18  forwards a proof of the successful trusted authority strong authentication to the title authorization system  14 . 
         [0076]    Notification system  31 : an internal system used to manage notification via various external gateways such as email gateway, IVR, etc. Title authorization provides notification services for specific events including, for example: (1) to the FI  12  on any activities relating to a specific title authorization record; (2) the subscriber on any activities relating to a specific title authorization record; (3) to the trusted authority getting authorization from a subscriber to modify their title; (4) to the trusted authority on revocation or expiry of the authorization to modify a title. 
         [0077]    Title authorization service title status check interface  32 : a system interface used by the LTS  18  to query the status of a specific title. More specifically, this interface allow the LTS  18  to query the title authorization system  14  to verify if a change authorization is required for a specific title and to request title modification authorization for a specific title, and for a specific trusted authority prior to a title modification. This authorization may or may not be provided. In the case where the title has not been enrolled within the title authorization service, the title authorization system  14  responds with “Title is not enrolled in the title authorization service”. 
         [0078]    Title authorization title status update interface  33 : a system interface used by the LTS  18  to notify the title authorization system  14  when a title update has been completed. The update information identifies if the specified title was sold or otherwise modifies. A status update request will trigger one of two possible actions: (1) remove the title from title authorization system  14  when the title is sold; or (2) re-lock the title otherwise and send a notification to the titleholder  11 . 
         [0079]    Search for Approved Trusted Authority interface  34 : a system interface used by the title authorization system to request a list of trusted authorities approved to make modifications to the LTS  18 . Preferably, the directory of approved trusted authorities is maintained by the LTS  18  and made available to the title authorization system  14 . Alternately, the title authorization system  14  can connect to other third party directory to search for approved trusted authorities. In yet another variation, the title authorization system  14  can maintain its own directory of approved trusted authorities. 
       Title Enrolment 
       [0080]    As shown in  FIG. 4 , the FI  12  includes the following computer software procedures for enrolling a title to a real estate property into the title authorization system  14 : 
         [0081]    Titleholder Authentication System: a system that authenticates the identity of a purported titleholder  11  who is attempting to enrol a title to a real estate property into the title authorization system  14 . As discussed above, the titleholder authentication system uses either personal information or biometric information, or both personal information and biometric information to authenticate the identity of the purported titleholder  11 . In addition, a password that is only known to that person can be used in combination with the one or more of the aforementioned authentication factors to provide an additional level of security. 
         [0082]    Adjudication Process: a procedure that determines whether the purported titleholder  11  who is attempting to enrol the real estate property, and whose identity has been authenticated by the titleholder authentication system, is the actual titleholder of that property. In general, one only the actual titleholder can provide a trusted authority with access to a title to a real estate property within the LTS  18 . 
         [0083]      FIG. 5  depicts, by way of overview, the procedure by which a purported titleholder  11  enrols a title to real estate property in the title authorization service. The purported titleholder  11  first visits the website or branch of the FI and identifies him/herself to the FI. The purported titleholder  11  then requests enrolment of the property in the title authorization service, at step S 500 . 
         [0084]    At step S 502 , the FI system  12  invokes the titleholder authentication system to authenticate the identity of the purported titleholder  11 . If the identity of the purported titleholder  11  is successfully authenticated, the purported titleholder  11  specifies the particular property to be protected by the title authorization service, at step S 504 . 
         [0085]    At step S 506 , the FI system  12  invokes the adjudication process which commands the title authorization system  14  to determine whether the purported titleholder  11  is a registered subscriber of the title authorization service, and whether the subscriber is the actual titleholder to the specified property. If the specified property is not owned by the subscriber, or if the purported titleholder  11  is not a registered subscriber of the title authorization service, the title authorization system  14  notifies the FI system  12 , at step S 508 , and the enrolment process is aborted. 
         [0086]    However, if the title authorization system  14  determines from the titleholder/subscriber database  21  that the purported titleholder  11  is a registered subscriber of the title authorization service, and also determines from the title authorization service properties database  22  that the subscriber is the actual titleholder to the specified property, at step S 510  the property is enrolled in the title authorization service and locked on behalf of the titleholder/subscriber. If the specified property has more than one titleholder, preferably the property is not locked until the FI system  12  receives authorization from the remaining titleholders. 
       Title Locking 
       [0087]      FIG. 6  depicts, in detail, the procedure by which a purported titleholder  11  enrols and locks title to a real estate property in the title authorization service. As above, the purported titleholder  11  uses a computer terminal to visit the website of the FI. The purported titleholder  11  then attempts to login to the FI website using a predetermined username/password, at step S 600 . If the login was successful, at step S 602  the FI website displays a list of available services on the computer terminal of the purported titleholder  11 . Possible services available from the FI include “Title Authorization Service”, and conventional financial transaction services. 
         [0088]    If the purported titleholder  11  selects “Title Authorization Service” from the list of available services, at step S 604  the titleholder authentication system of the FI system  12  initiates strong authentication of the identity of the purported titleholder  11 . If the identity of the purported titleholder  11  was strongly authenticated, the adjudication process of the FI system  12  commands the title authorization system  14  to determine whether the purported titleholder  11  is a registered subscriber of the title authorization service. If the title authorization system  14  determines from the titleholder/subscriber database  21  that the purported titleholder  11  is a registered subscriber of the title authorization service, at step S 606  the FI website displays a list of service options on the computer terminal of the subscriber. Possible service options include “Enrol Property”, “Provide Authorization” and “List Enrolled Properties”. 
         [0089]    If the subscriber selects “Enrol Property” from the list of service options at step S 606 , the FI website prompts the subscriber to identify the particular property to be protected by the title authorization network, at step S 608 . In response, the subscriber specifies the property for enrolment into the title authorization system  14 . Then at step S 610 , the FI system  12  issues a “Lock Request” command that includes subscriber identity information, and the identity of the real estate property specified by the subscriber. 
         [0090]    The FI adjudication process receives the “Lock Request” command at step S 612 , and commands the title authorization system  14  o determine whether the subscriber is the actual titleholder to the specified property, at step S 614 , and whether the specified property is not currently enrolled in the title authorization service. To do so, the title authorization system  14  first determines whether the specified property is listed in the authorization service properties database  22 . If the title authorization system  14  determines that the specified property is not listed in the authorization service properties database  22 , the title authorization system  14  commands the LTS  18  to determine whether the subscriber is the actual titleholder to the specified property. If the LTS  18  determines that the specified property is not owned by the subscriber, the process is aborted. However, if the subscriber is the actual titleholder to the specified property, the title authorization system  14  inserts a record in the title authorization service properties database  22  for the specified property, and updates the status field of the record to indicate that the title to the property is locked. Processing then proceeds to steps S 616  and S 618 . 
         [0091]    If the subscriber selects “List Enrolled Properties” from the list of service options at step S 606 , the FI website queries the title authorization system  14  for the real estate properties that the titleholder/subscriber has enrolled in the title authorization system  14 . The FI website then displays the list of the real estate properties, together with the status (locked/unlocked) of each property, at step S 616 . 
         [0092]    If the subscriber selects “Provide Authorization” from the list of service options at step S 606 , at step S 618  the FI website prompts the subscriber to identify the particular property for which a title change is to be authorized. In response, the subscriber selects the desired property for the title change. Then at step S 620 , the FI website prompts the subscriber to input search criteria for the trusted authority who will be authorized to effect the title change to the specified property. Possible search criteria include name, city, province, or any other criteria that can be used to identify suitable trusted authorities. 
         [0093]    Upon receipt, the FI system  12  forwards the trusted authority search criteria to the title authorization system  14  at step S 622 , which the title authorization system  14  forwards to the LTS  18 . At step S 624 , the LTS  18  searches the trusted authority database  19  with the trusted authority search criteria, and provides the title authorization system  14  with a list of trusted authorities who satisfy the search criteria. The title authorization system  14  then forwards the list of trusted authorities to the FI system  12 , which the FI website displays on the computer terminal of the subscriber, at step S 626 . 
         [0094]    The subscriber selects one of the trusted authorities from the displayed list. Upon receipt, the FI system  12  forwards the trusted authority selection to the title authorization system  14 . At step S 628 , the title authorization system  14  updates the trusted authority field of the record in the title authorization service properties database  22  for the specified property to identify the specified trusted authority. 
         [0095]    The title authorization system  14  then generates an authorization key that includes the identity of the FI that issued the “Lock Request” command, identity information of the subscriber that requested enrolment of the real estate property, and the particulars of the real estate property. The authorization key indicates that the titleholder has identified the trusted authority as an individual who may be subsequently authorized to modify the title to the titleholder&#39;s property. The title authorization system  14  then electronically transmits the authorization key to specified trusted authority by any suitable delivery means, including e-mail. The authorization key may be signed with the titleholder&#39;s digital signature (saved in the titleholder/subscribers database  21 ) to indicate that the titleholder has appointed the authorized authority, and may also be digitally signed by the title authorization system  14  to indicate that the authorization key was generated by the title authorization system  14 . 
       Title Unlocking 
       [0096]      FIG. 7  is a flowchart that shows the procedure by which a titleholder authorizes a change in title to a real estate property. At step S 700 , the titleholder attempts to login to the FI website using a predetermined username/password. If the login was successful, at step S 702  the FI website displays a list of available services on the computer terminal of the titleholder. 
         [0097]    If the titleholder selects “Title Authorization Service” from the list of available services at step S 704 , the titleholder authentication system of the FI system  12  initiates strong authentication of the identity of the titleholder, at step S 706 . If the titleholder was strongly authenticated and is a registered subscriber of the title authorization service, the FI website displays a list of service options on the computer terminal of the titleholder. 
         [0098]    If the titleholder selects “Send Authorization” from the list of service options, the FI system  12  queries the title authorization system  14  for the real estate properties that the subscriber has enrolled in the title authorization system  14 . The FI website then displays the list of the real estate properties on the computer terminal of the titleholder, at step S 708 . In response, at step S 710  the titleholder selects the property for which the titleholder is authorizing a title change. 
         [0099]    The FI system  12  then queries the title authorization system  14  for a list of the trusted authorities who the titleholder has previously authorized to modify the title to the selected property. The FI website then displays the list of the trusted authorities on the computer terminal of the titleholder, at step S 712 . In response, the titleholder selects one of the trusted authority to record the title change, at step S 714 . The FI system  12  then commands the title authorization system  14  to select the record in the title authorization service properties database  22  that is associated with the selected property, and to update the status field of the selected record to indicate that title to the property is unlocked. The FI system  12  also commands the title authorization system  14  to select the authorization record in the authorization database  25  that is associated with the selected property, and to update the trusted authority field of the selected authorization record with the identifier that is associated with the selected trusted authority. The FI system  12  also commands the title authorization system  14  to update the expiry date field of the selected authorization record with an expiry date specified by the titleholder. 
         [0100]    The title authorization system  14  then generates an authorization service key, at step S 716 , that indicates that the titleholder has appointed the selected trusted authority as the person authorized to modify the title to the titleholder&#39;s property. The authorization service key identifies the titleholder&#39;s property, and the expiry date by which the trusted authority must exercise the authorization (i.e. modify title to the titleholder&#39;s property). 
         [0101]    The authorization service key may be digitally signed with the titleholder&#39;s digital signature to indicate that the titleholder has authorized the authorized authority to modify title to the titleholder&#39;s property, and may also be signed by the title authorization system  14  to indicate that the authorization service key was generated by the title authorization system  14 . At step S 718 , the title authorization system  14  electronically transmits the authorization key to specified trusted authority by any suitable delivery means, including secure e-mail. 
       Title Modification 
       [0102]      FIG. 8  is a flowchart that shows the procedure by which a trusted authority effects a change in title to a real estate property. At step S 800 , the trusted authority attempts to login to the LTS  18  using a predetermined username/password. If the login was successful, at step S 802  the LTS  18  displays a property search page on the computer terminal of the trusted authority. The trusted authority enters property search criteria into the property search page. The LTS  18  searches the all properties database  23  with the property search criteria, and provides the trusted authority with a list of properties that satisfy the search criteria, at step S 804 . The trusted authority then selects one of the properties from the displayed list. 
         [0103]    At step S 806 , the LTS  18  queries the title authorization system  14  with the selected property. In response, at step S 808  the title authorization system  14  notifies the LTS  18  whether the selected property has been enrolled in the title authorization service. If the selected property has not been enrolled in the title authorization service, the LTS  18  allows the trusted authority to effect the change in title to the real estate property in the conventional manner. 
         [0104]    However, if the title authorization system  14  confirms that the selected property has been enrolled in the title authorization service, at step S 810  the LTS  18  prompts the trusted authority to provide the authorization service key that was previously forwarded to the trusted authority at step S 716 . Upon receipt, the LTS  18  forwards the authorization service key to the title authorization system  14 . 
         [0105]    At step S 812 , the title authorization system  14  determines the validity of the authorization service key by comparing the authorization service key, received at step S 810 , against the authorization service key generated at S 714 . If the authorization service key is invalid, the title authorization system  14  notifies the LTS  18  of an error, at step S 816 . 
         [0106]    If the authorization service key is valid, at step S 814  the LTS  18  forwards to the title authorization system  14  identification information of the trusted authority, and commands the title authorization system  14  to determine from the authorizations database  25  whether the trusted authority is one of the trusted authorities who the titleholder has authorized to effect a change in title to the titleholder&#39;s real estate property. If the identification information of the trusted authority matches one of the trusted authority identifiers in the trusted authority field of the record in the authorization database  25  that is associated with the specified real estate property, or if the expiry date field in the authorization database record indicates that the authorization provided by the titleholder has expired, the title authorization system  14  notifies the LTS  18  of an error, at step S 816 . 
         [0107]    Otherwise, the title authorization system  14  selects the record in the title authorization service properties database  22  that is associated with the selected property. If the status field of the selected record indicates that title to the selected property is unlocked, at step S 818  the title authorization system  14  allows the trusted authority to modify title to the titleholder&#39;s real estate property using the LTS  18 . The LTS  18  then updates the all properties database  23  with the title change, at step S 820 . Otherwise, the title authorization system  14  notifies that the LTS  18  should prohibit the trusted authority from modifying title to the titleholder&#39;s real estate property. 
         [0108]    If the title change is authorized, after the trusted authority has completed the change in title the LTS  18  commands the title authorization system  14  to remove from the authorizations database  25  the record that is associated with the selected real estate property, at step S 822 . 
         [0109]    If the title change comprises a sale of the real estate property, the LTS  18  also commands the title authorization system  14  to remove the real estate property from the title authorization service. To do so, the title authorization system  14  removes from the title authorization service properties database  22  the record that is associated with the selected real estate property. Otherwise, if the title change does not comprise a sale of the real estate property (e.g. an encumbrance), the title authorization system  14  updates the status field of the record in the title authorization service properties database  22  to indicate that title to the selected property is locked again. 
         [0110]    The title authorization system  14  then sends a confirmation message to the trusted authority and the titleholder confirming the change in title to the real estate property. 
         [0111]    Numerous modifications, variations, and adaptations may be made to the embodiment described above without departing from the scope of the invention, which is defined in the following claims.