BOOTS ON THE GROUND. HUSTLE IN EVERY STEP.

We built this business by grinding it out every day. And as a proud pedigree of street-smart searchers, we understand the complexities of real estate in the Northeast and New England better than anyone. With experience and grit, we deliver a process that assures buyers and lenders they can close with confidence.

We’re on the never-ending quest to assist in the perfect real estate close and we are building a culture that takes pride in accuracy, speed, customer service, and innovation. And while we have simplified, automated, and quickened the title production process, our human expertise and intimate knowledge of the Northeast and New England informs everything we do, not the other way around.

In this business, accuracy is everything. That’s why we’re proud to have over two million searches under our belt and a 99.99% non-claim hit rate. Of course, no claim is acceptable, but given that we operate in some of the country’s most challenging geographies our accuracy is a rare distinction that we wear like a badge of honor. And it’s that diligence and commitment to excellence that allows us to make our clients’ work easier and more fulfilling.

Feel free to view our content and engage with our staff, as we are ready to help you learn, be informed, and find the services that align with your needs.

LETS CONNECT

OUR CORE VALUES

ACCURACY
Accuracy is our business. Because if we’re not accurate everything falls apart, including the trust our clients place in us. That’s why our people are relentless in delivering error-free, smooth transactions that save time, minimize claims and create opportunity for everyone involved.

SPEED
Faster, error-free closings mean more opportunities. By trusting us with more of the process, our clients gain greater transparency, experience fewer human errors and reap the benefits of our seamless integration with the leading title production platforms. All of which raises productivity and allows our clients to do more faster with less.

EFFICIENCY
Our offering flexes up and down helping you to optimize your operations and adjust according to market demand. Which makes us the one-stop shop for title production. Period.

ADVOCACY
We succeed by serving others. We worked our way up in this industry, pounding the streets and searching vaults, so we know what it means to have someone in your corner. That’s why we take pride in helping others shine by removing obstacles and clearing barriers.

EMPATHY
We’re in a people-first business. Behind every transaction are real lives, families, and professionals trying to get to the finish line. That’s why we lead with empathy—listening closely, anticipating needs, and treating every challenge like it’s our own. Because when we care about people, not just process, everyone wins.

OUR TEAM

Scott O’Neill
President • Co-Founder
Scott O’Neill is the Co-Founder and President of Action Title Research, where he leads the company’s national search and production operations. Since co-founding the firm in 2003, Scott has been instrumental in shaping its vision, culture, and trajectory—committed to delivering operational excellence and exceptional client service at scale. Under his leadership, Action Title Research has grown from a regional search firm into a technology-forward, national provider, known for its client-first mindset, operational reliability, and innovation-driven approach. Scott has championed the integration of automation and process reengineering to create faster, smarter, and more cost-effective solutions for title and public record services. With over two decades of industry experience, Scott is passionate about building high-performing teams and fostering a culture of accountability, creativity, and continuous improvement. He holds a degree from Monmouth University and remains actively engaged in guiding ATR’s long-term strategy, partnerships, and service innovation. Outside of work, Scott enjoys spending time with his wife and their four children—cheering them on in their various sports and activities. He’s also an ardent fan of New York sports, proudly supporting the Mets, Giants, Rangers, and Knicks.
More
Christopher Leonard
Director and CEO
Christopher Leonard currently serves as CEO of Action Title Research, as well as serving on the Board of Directors, where he contributes decades of legal, executive, and fintech expertise to help guide the company’s strategic direction. Before joining ATR, Christopher was CEO of Velocity Solutions, a leading financial technology firm delivering software and data-driven solutions to financial institutions nationwide. Earlier in his career, he was a partner at one of North Carolina’s premier law firms, advising both private and public companies on transactional, regulatory, and real estate matters. He remains a licensed attorney and was honored with the New Hanover County Bar Association’s Pro Bono Award and recognition in Super Lawyers for his contributions to the legal field. A proud graduate of Wake Forest University, Christopher earned both his B.A. and J.D. there, where he was a Wake Forest Honor Scholar and recipient of the James A. Webster, Jr. Faculty Award for excellence in real estate law. His commitment to service extends beyond business—he has held leadership positions in numerous nonprofits, including the Community Boys & Girls Club of Wilmington, St. James Parish Foundation, and the Board of Visitors at both Wake Forest’s School of Divinity and the College of Wake Forest University. He also served on the Board of Trustees of the University of North Carolina at Wilmington. Christopher remains active in civic and professional organizations. He sits on the Board and Executive Committee of the Broward Workshop—an influential group of South Florida’s top business leaders—where he also chairs its Technology Committee. He’s held executive roles with the South Florida Tech Hub and was recognized with the Apogee Award for Top Technology CEO, while his company was ranked among South Florida’s fastest-growing tech firms by the South Florida Business Journal. Christopher lives in Fort Lauderdale with his family, where he continues to pursue his passion for leadership, innovation, and community impact.
More
Beth Planakis
Chief Marketing Officer
Beth brings energy, vision, and over 25 years of marketing leadership to Action Title Research, where she’s shaping the brand and growth strategy of one of the Northeast’s leading title search and production companies. A transformative CMO with a passion for storytelling and results, Beth excels at turning complex processes into powerful brand narratives—and creating momentum in industries ready for change. At Action Title Research, Beth leads all aspects of marketing, branding, communications, and go-to-market execution. Her focus is on elevating ATR’s visibility, strengthening its position in key markets like New York, New Jersey, and Pennsylvania, and helping clients navigate an evolving title landscape with greater confidence and clarity. Prior to joining Action Title Research, Beth served as the Director of Marketing for Velocity Solutions, a fintech firm supporting regional banks and credit unions. There, she repositioned the company from a niche product provider to an award-winning fintech brand. Earlier in her career, Beth helped shape one of the most recognizable personal finance brands in the country—Bankrate.com. She joined the startup as its first marketing hire and played a key role in its rise to a publicly traded, $2 billion company. Originally from suburban Detroit, Beth now lives in South Florida with her husband. Her two college-aged “kidults” keep life dynamic from afar. Outside of work, she enjoys Mediterranean cooking, local arts and culture, and watching historical-based dramas, sci-fi and fantasy shows.
More
Joe Astorina
Senior Vice President, Operations
Joe Astorina serves as the Senior Vice President of Operations for Action Title Research, overseeing all aspects of title production and operational strategy across the company’s nationwide footprint. Since joining ATR in 2004 as an entry-level searcher, Joe has steadily advanced through leadership roles, building deep expertise in title operations, technology integration, and organizational development. In his current role, Joe is responsible for driving operational excellence across all markets, leading national teams, aligning production workflows with strategic goals, and ensuring service quality and client satisfaction at scale. He continues to play a critical role in identifying new business opportunities, supporting revenue growth, and contributing to ATR’s long-term corporate strategy. With a strong background in both the technical and human sides of title operations, Joe is committed to innovation, collaboration, and operational integrity across the organization. Outside of work, Joe enjoys spending time with his family and exploring new places whenever they get the chance to travel. He’s a die-hard New York Jets fan and rarely misses a game during the season—no matter how stressful it is! Whether it’s a weekend getaway or just relaxing at home, Joe values quality time with his wife and kids and tries to make the most of every moment.
More
Brandi Kinsey
Executive Vice President
Brandi joined Action Title Research in 2017 following the acquisition of her company, Central Property Search, where she was co-owner and President for 27 years. She brings extensive title search experience to her role, including deep knowledge of Pennsylvania land title search, insurance-related issues, and leading teams towards success. Brandi quickly assimilated into the Action team sharing her knowledge and expertise, collaborating to deliver better solutions while building relationships with clients and industry partners. Brandi lives in Collegeville, PA where she enjoys spending time with her family and their fluffy muppet of a dog, Hondo.
More
Lynne Clare Salani
Senior Vice President, Exam and Review Production
Lynne is the Senior Vice President of Exam and Review Production. Having risen up the ranks in the title industry from Examiner to Director of Operations, and eventually to Senior Vice President, Lynne brings several decades of expert title knowledge and business acumen to Action Title Research. Lynne has worked with some of the best minds in the title industry over the years, and through her hard work and diligence, ultimately became known as one herself. When approached to create a technical system specializing in title insurance, Lynne jumped at the opportunity. Her knowledge and experience were pivotal to the creation and progression of the Action Enterprise System (AES), the application which governs the lifecycle and processing flow of every Smart Search order we receive. By fine-tuning the entire workflow from order entry right through to delivery, AES offers a user-friendly and optimized experience for the examination and processing of title insurance matters. Lynne continues to innovate for Action Title Research, working on any given day as a production manager, expert title examiner, and product designer for new features simultaneously. She is fluent in both NJ and PA title matters and works tirelessly to improve an already excellent system to meet every specification. Ever ready to assist our personnel and clients, Lynne is 'all in' with her approach to Action Title Research, and to the title industry as a whole. In her free time, Lynne loves to read, play scrabble and tries (often unsuccessfully!) to complete the NY Times crosswords. She loves all furry friends, especially cats.
More
Joseph C. Sanfilippo, Esq.
Vice President, Title Operations and Strategy
Mr. Sanfilippo joined Action Title Research in October 2022 following the acquisition of his company, Legal Title Services, LLC—a title search firm serving Connecticut. As owner and operator of Legal Title Services, Joe served as both manager and counsel. He brings over 40 years of experience in real estate-related matters involving residential and commercial titles, as well as issues related to foreclosure, bankruptcy, probate, zoning, and common interest communities. Joe also provides expert testimony and counsel on complex title issues and property disputes in litigation. In addition, he is well versed in the Connecticut General Statutes and Standards Title and other related Public Acts regarding real estate. Joe earned his Bachelor of Arts from Hartwick College and Juris Doctor from the University of Bridgeport School of Law, now known as Quinnipiac College School of Law. He is admitted to the Connecticut Bar and United States District Court. He is a member of the Connecticut Bar Association and serves as an Executive Committee member for the Real Property Section of the Connecticut Bar. Joe has instructed multiple courses in the title examination process and the issues regarding title, presented public and private seminars in title searching, municipal department searching, and the real estate closing process, and regularly provides training and counsel in all title-related matters.
More
Jack Sudol
Vice President, Director of Sales
Jack is a lifelong NJ resident and Rutgers graduate, having earned his BA in Biology and Psychology, and his MBA in Finance and Marketing.  He is a title insurance industry veteran, having worked for over 22 years with some of the largest national title insurance underwriters in the industry.  Jack has played a key role in launching dozens of title insurance agencies and was instrumental in establishing a regional title insurance underwriter in New Jersey. Jack is a past President of the New Jersey Land Title Association and he remains actively involved, continuing to chair a number of the committees.  He is a results-oriented leader always looking to bring creative solutions to his clients.  He is a father of three boys and enjoys fishing, swimming, and spending time at the beach.
More
Christian Thompson
National Sales Director
With over 20 years of experience in the real estate and title industry, Chris Thompson brings a deep understanding of both the financial and operational sides of the business. He began his career in finance in 2002, developing a strong analytical foundation before joining Action Title Research in 2010. Since then, Chris has played a pivotal role in helping title companies evolve—from offering single-county search products to implementing full-scale production solutions. His passion lies in streamlining operations, boosting efficiency, and driving profitability for clients by reducing overhead and maximizing revenue opportunities. Chris thrives on the dynamic nature of the title industry and is continually exploring new ways to adapt and innovate. Known not only for his strategic insight but also for his approachable nature, Chris values meaningful connections and takes genuine interest in the people behind the work. Outside of work, Chris is passionate about creating meaningful family experiences through travel, believing that exposure to new places and perspectives is key to inspiring his son’s future ambitions. A lifelong sports enthusiast, he enjoys sharing that passion with his family — especially while cheering on their favorite soccer and baseball teams.
More

THE BOARD OF DIRECTORS

Chris Blum
Cofounder, Director
Chris co-founded Action Title Research (ATR) in 2003, bringing deep expertise in title searching and a sharp eye for business growth. From day one, he championed a smarter, faster approach to title research—introducing automation and data-focused workflows that would transform the company into a modern industry leader. His strategic leadership helped steer ATR through a successful private equity acquisition by Strattam Capital, where Chris played a central role in every phase of the deal—structuring, negotiation, due diligence, and integration. That acquisition sparked the launch of MaestroX, ATR’s technology-focused spinoff aimed at reshaping the future of the industry. Today, Chris serves on the Board of Directors for ATR, where he remains hands-on with innovation strategy, growth planning, and high-level transactions. He’s known for thinking ahead, acting decisively, and constantly seeking out ways to bring lasting value to both clients and the business. Outside of work, Chris calls the Jersey Shore home, where life revolves around faith, family, and his three children. Whether at the beach or in the boardroom, he’s driven by purpose and the pursuit of what’s next. certifications. He lives in Fort Lauderdale with his family, where he continues to pursue his passion for leadership, innovation, and community impact.
More
Christopher Leonard
Director and CEO
In addition to his role as CEO of Action Title Research, Christopher Leonard serves on the Board of Directors, contributing strategic vision, operational insight, and decades of leadership experience in law, technology, and financial services. (See Christopher’s full profile above.)
More
Neil Willis
Director
Neil Willis joined Strattam Capital in 2019 and currently is a Partner and is focused on deal sourcing, new investment activity, and portfolio company oversight. Previously, Mr. Willis worked as a Vice President at GTCR, a Chicago-based private equity firm, where he focused on cybersecurity, information services and government services and defense investments. Prior to joining GTCR, he was an Associate at Clayton, Dubilier & Rice in New York and before that, worked at Morgan Stanley. Neil currently serves on the boards of HireRoad, SciShield, MHC, and Intellect. Previously he served on the board of EaglePicher Technologies during his time at GTCR. Neil earned his B.A. in Economics from Dartmouth College where he graduated phi beta kappa with high honors and his M.B.A. from The Wharton School at the University of Pennsylvania where he graduated as a Palmer Scholar.
More
Debra Danielson
Independent Board Director
Debra is an accomplished Chief Technology Officer and active board member who is skilled in bringing customer-centric, agile disciplines to product development teams and throughout a company’s culture. Ms. Danielson served for nearly three years as Digital Guardian’s CTO, a leading data loss prevention software company. Prior to that Debra served for 30 years at CA Associates, 13 years of which were as a Distinguished Engineer and Senior Vice President, including SVP of M&A Strategy.
More
Cal Holland
Director
Cal Holland joined Strattam in 2021 and is currently a Vice President focused on due diligence, deal execution, and portfolio company oversight. Previously, Mr. Holland was the Sr. Manager of Strategic Projects at Netstock, a leading provider of inventory planning and optimization software for small and mid-sized enterprises. Prior to Netstock, Mr. Holland was an Associate at Strattam and Trive Capital, a Dallas-based private equity firm, and before that worked as an Investment Banking Analyst at Simmons & Company International. Cal earned his Bachelor of Business Administration in Finance and Business Honors, with a minor in Economics from Texas A&M University, where he graduated summa cum laude.
More