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Fidelity National Financial, Inc.
601 Riverside Avenue, Jacksonville, FL 32204
Telephone: (904) 854-8594
Facsimile: (904) 357-1036
E-mail: todd.johnson@fnf.com
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Todd C. Johnson
Senior Vice President
Corporate Counsel
and Secretary |
September 14, 2007
VIA EDGAR CORRESPONDENCE FILING
Mail Stop 6010
United States Securities and Exchange Commission
100 F Street NE
Washington, D.C. 20549
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Attention:
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Jim B. Rosenberg
Senior Assistant Chief Accountant |
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Re:
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Fidelity National Financial, Inc.
Form 10-K for the Fiscal Year Ended December 31, 2006
Filed March 1, 2006
File No. 001-32630 |
Dear Mr. Rosenberg:
This letter responds to comments received during a discussion with Kei Ino on August 22, 2007
regarding our proposed revised disclosure of our critical accounting estimate for loss reserves.
The staff indicated that it would like for us to clarify the role of our internal actuary in our
process for determining the best estimate for our loss reserves.
Item 7. Managements Discussion and Analysis of Financial Condition and Results of Operations,
page 31.
Critical Accounting Estimates, page 35
Reserve for Claim Losses, page 35
The Companys process for recording its reserve for claim losses begins with the Companys analysis
of its loss provision rate. After considering historical claim losses, reporting patterns and
current market information, and analyzing quantitative and qualitative data provided by the
Companys legal, claims and underwriting departments, management determines a loss provision rate,
which it records as a percentage of current premiums. This loss provision rate is set to provide
for losses on current year policies and to provide for estimated positive or negative development
on prior year loss estimates based on managements view of emerging events. The Company has been
recording its loss provision at 7.5% of premiums during 2006 and thus far in 2007. During this
period, this provision rate included the Companys anticipation of adverse development due to
recent trends in claim losses reported and paid. At each quarter end, the Companys recorded
reserve for claim losses is initially the result of taking the prior recorded reserve for claim
losses, adding the current provision to that balance and
Letter to Jim B. Rosenberg
September 14, 2007
Page 2
subtracting actual paid claims from that balance, resulting in an amount that the Company then
compares to the actuarial point estimate provided in the actuarial calculation.
Due to the uncertainty and judgment used by both management and our actuary, our ultimate liability
may be greater or less than our current reserves and/or our actuarys calculation. As of June 30,
2007, the Companys best estimate and recorded reserve for claim losses was $1.165 billion compared
to our internal actuarys estimate of $1.213 billion.
The Companys quarterly comparison process assesses the adequacy of the initially recorded reserve
by determining whether or not it is within a reasonable range (4-5%) of the actuarys point
estimate. If the recorded amount is within a reasonable range of the actuarys point estimate,
but not at the point estimate, management assesses other factors in order to be comfortable with
the position of the recorded reserve within that range. These factors, which are more qualitative
than quantitative, can change from period to period, and include items such as current trends in
the real estate industry (which management can assess, but for which there is a time lag in the
development of the data used by the actuary), the stratification of certain claims (large vs.
small), improvements in the Companys claims management processes, and other cost saving measures.
If the recorded amount is not within a reasonable range of the actuarys point estimate, the
Company would record a charge and reassess its long-term provision rate on a go forward basis.
Accordingly, the Company plans to modify its disclosure in future filings, beginning with the Form
10-Q for the quarter ended September 30, 2007, to clarify the process utilized by the Company in
determining its reserve for claim losses as follows:
Reserve for Claim Losses. Title companies issue two types of
policies since both the buyer and lender in real estate transactions
want to know that their interest in the property is insured against
certain title defects outlined in the policy. An owners policy
insures the buyer against such defects for as long as he or she owns
the property (as well as against warranty claims arising out of the
sale of the property by such owner). A lenders policy insures the
priority of the lenders security interest over the claims that other
parties may have in the property. The maximum amount of liability
under a title insurance policy is generally the face amount of the
policy plus the cost of defending the insureds title against an
adverse claim. While most non-title forms of insurance, including
property and casualty, provide for the assumption of risk of loss
arising out of unforeseen future events, title insurance serves to
protect the policyholder from risk of loss from events that predate
the issuance of the policy.
Unlike many other forms of insurance, title insurance requires
only a one-time premium for continuous coverage until another policy
is warranted due to changes in property circumstances arising from
refinance, resale, additional liens, or other events. Unless we issue
the subsequent policy, we receive no notice that our exposure under
our policy has ended and as a result we are unable to track the actual
terminations of our exposures.
Our reserve for claim losses includes reserves for known claims
(PLR) as well as for losses that have been incurred but not yet
reported to us (IBNR), net of recoupments. We reserve for each known
claim based on our review of the estimated amount of the claim and the
costs required to settle the claim. Reserves for IBNR claims are
estimates that are established at the time the premium revenue is
recognized and are based upon historical experience and other factors,
including industry trends, claim loss history, legal environment,
geographic considerations, and the types of policies written. We also
reserve
Letter to Jim B. Rosenberg
September 14, 2007
Page 3
for losses arising from escrow, closing and disbursement
functions due to fraud or operational error.
The table below summarizes our reserves for known claims and
incurred but not reported claims related to title insurance.
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As of |
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As of |
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June 30, |
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December 31, |
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2007 |
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% |
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2006 |
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% |
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(In thousands) |
PLR |
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$ |
208,455 |
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17.9 |
% |
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$ |
202,195 |
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17.6 |
% |
IBNR |
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956,206 |
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82.1 |
% |
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952,677 |
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82.4 |
% |
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Total Reserve |
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$ |
1,164,661 |
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100.0 |
% |
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$ |
1,154,872 |
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100.0 |
% |
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Although most claims against title insurance policies are
reported relatively soon after the policy has been issued, claims may
be reported many years later. By their nature, claims are often
complex, vary greatly in dollar amounts and are affected by economic
and market conditions and the legal environment existing at the time
of settlement of the claims. Estimating future title loss payments is
difficult because of the complex nature of title claims, the long
periods of time over which claims are paid, significantly varying
dollar amounts of individual claims and other factors.
Our process for recording our reserves for claim losses begins
with analysis of our loss provision rate. Management forecasts
ultimate losses for each policy year based upon examination of
historical policy year loss emergence (development) and adjustment of
the emergence patterns to reflect policy year differences in the
effects of various influences on the timing, frequency and severity of
claims. Management also uses a technique that relies on historical
loss emergence and on a premium-based exposure measurement. The
latter technique is particularly applicable to the most recent policy
years, which have few reported claims relative to an expected ultimate
claim volume. After considering historical claim losses, reporting
patterns and current market information, and analyzing quantitative
and qualitative data provided by our legal, claims and underwriting
departments, management determines a loss provision rate, which it
records as a percentage of current premiums. This loss provision rate
is set to provide for losses on current year policies and to provide
for estimated positive or negative development on prior year loss
estimates based on managements view of emerging events. We have been
recording our loss provision at 7.5% of premiums during 2006 and thus
far in 2007. During this period, this provision rate included the
anticipation of adverse development due to recent trends in claim
losses reported and paid. At each quarter end, our recorded reserve
for claim losses is initially the result of taking the prior recorded
reserve for claim losses, adding the current provision to that balance
and subtracting actual paid claims from that balance, resulting in an
amount that management then compares to the actuarial point estimate
provided in the actuarial calculation.
Due to the uncertainty and judgment used by both management and
our actuary, our ultimate liability may be greater or less than our
current reserves and/or our actuarys calculation. As of June 30,
2007, our recorded reserve for claim losses was $1.165 billion compared
to our internal actuarys estimate of $1.213 billion. If the recorded
amount is within a reasonable range of the actuarys point estimate,
but not at the point estimate, management assesses other factors in
order to be comfortable with the position of the recorded reserve
within a range. These factors, which are more qualitative than
quantitative, can change from period to period, and include items such
as current trends in the real estate industry (which management can
assess, but for which there is a time lag in the development of the
data used by the actuary), the stratification of certain claims (large
vs. small), improvements in the Companys claims management processes,
and other cost
Letter to Jim B. Rosenberg
September 14, 2007
Page 4
saving measures. If the recorded amount is not within a reasonable
range of the actuarys point estimate, we would record a charge and
reassess the long-term provision rate on a go forward basis.
While there can be no assurance as to the accuracy of loss
reserve estimates, development of prior years loss reserves over the
past three years(1) has generally been within a narrow range.
(1) AS SHOWN IN THE TABLE INCLUDED IN OUR 2006 FORM 10-K AND
REPEATED HERE BELOW:
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2006 |
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2005 |
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2004 |
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(In thousands) |
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Beginning Balance |
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$ |
1,068,072 |
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$ |
987,076 |
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$ |
940,217 |
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Reserve Assumed/Transferred |
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(8,515 |
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1,000 |
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38,597 |
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Claims Loss provision related to: |
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Current year |
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306,179 |
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319,870 |
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278,449 |
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Prior years |
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39,399 |
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36,631 |
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(17,787 |
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Total claims loss provision |
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345,578 |
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356,501 |
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260,662 |
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Claims paid, net of recoupments related to: |
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Current year |
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(18,815 |
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(14,478 |
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(19,547 |
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Prior years |
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(231,448 |
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(262,027 |
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(232,853 |
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Total claims paid, net of recoupments |
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(250,263 |
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(276,505 |
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(252,400 |
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Ending Balance |
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$ |
1,154,872 |
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$ |
1,068,072 |
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$ |
987,076 |
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Title Premiums |
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$ |
4,608,329 |
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$ |
4,948,966 |
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$ |
4,718,217 |
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Provision for claim losses as a percentage
of title insurance premiums: |
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Current year |
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6.6 |
% |
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6.5 |
% |
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5.9 |
% |
Prior years |
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0.9 |
% |
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0.7 |
% |
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(0.4 |
)% |
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Total Provision |
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7.5 |
% |
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7.2 |
% |
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5.5 |
% |
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Sensitivity Analysis (effect on pretax
earnings of a 0.4% loss ratio change): |
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Ultimate Reserve Estimate +/- |
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$ |
18,433 |
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$ |
19,794 |
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$ |
18,873 |
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* * *
Please do not hesitate to contact me at 904-854-8547 with further questions or comments.
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Very truly yours,
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/s/ Todd C. Johnson
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Todd C. Johnson |
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