As a prospective homeowner or seller today, you may be overwhelmed because there are so many title companies in your neighborhood who can provide your title insurance and

close your purchase or sale. You may have questions about the process and be unsure of where to turn for personal attention.

What you need is a title who is willing to take the time to explain exactly what title insurance is and what it protects. A title company who is who is committed to assuring that your closing experience goes smoothly so that your mind is freed up for all the other details that you need to take care of at this time. First Place Title is that company!

In addition to world class customer service and the most comprehensive title insurance available, you will receive an additional $250 Discount at closing when you choose First Place Title. We will even travel to the hospital location where you work to close your transaction!

Below are some common questions and misconceptions about title insurance. If you have any questions or would like a FREE quote, please contact us any time!

Q: "What is title insurance?"

A: Title insurance is protection against loss arising from problems connected to the title to your property.

Before you purchased your home, it may have gone through several ownership changes, and the land on which it stands went through many more. There may be a weak link at any point in that chain that could emerge to cause trouble. For example, someone along the way may have forged a signature in transferring title. Or there may be unpaid real estate taxes or other liens. Title insurance covers the insured party for any claims and legal fees that arise out of such problems.

Q: "Is title insurance necessary?"

A: It is if you need a mortgage, because all mortgage lenders require such protection for an amount equal to the loan. It lasts until the loan is repaid. As with mortgage insurance, it protects the lender but you pay the premium, which is a single-payment made upfront.

Q: "Does title insurance even do anything for me?"

A: The required insurance protects the lender up to the amount of the mortgage, but it doesn’t protect your equity in the property. For that you need an owner’s title policy for the full value of the home. In many areas, sellers pay for owner policies as part of their obligation to deliver good title to the buyer. In other areas, borrowers must buy it as an add-on to the lender policy. It is advisable to do this because the additional cost above the cost of the lender policy is relatively small.

Q: "Does the lender's policy protect me indirectly?"

A: No, title policies are indemnity policies, they protect against loss, and a lender policy would only cover the lender's loss. Of course, the fact that the insurer issued a policy to the lender indicates that the title has been SEARCHed and nothing amiss has been found, but no SEARCH is 100% dependable. That is why an insurance policy is issued.

Q: "When does title insurance protection begin and end?"

A: With the exception noted later, title insurance only protects against losses arising from events that occurred prior to the date of the policy. Coverage ends on the day the policy is issued and extends backward in time for an indefinite period. This is in direct contrast to property or life insurance, which protect against losses resulting from events that occur after the policy is issued, for a specified period into the future.

Q: "For how long is the property owner covered?"

A: Indefinitely. The owner’s protection lasts as long as the owner or any heirs have an interest in or any obligation with regard to the property. When they sell, however, the lender will require the purchaser to obtain a new policy. That protects the lender against any liens or other claims against the property that may have arisen since the date of the previous policy.

For example, if the contractor you failed to pay for remodeling your kitchen places a lien on your home, you are not protected by your title policy; the lien was placed after the date of the policy. You will probably be required to get the lien removed before you can sell the property. But in the event the lien hasn’t been removed and a SEARCH has failed to uncover it, the new lender will be protected by a new policy.

Q: "Will I be protected against false claims after the purchase?"

A: The standard policy does not, which is a weakness. Many events beyond your control can reduce the value of your house after you buy it. Identity theft can result in a new mortgage you know nothing about. A neighbor could build on your land without your knowledge, thereby adversely possessing and possibly eventually taking your land. Or you may suddenly be told that you must correct a zoning violation of the previous owner.

To deal with these issues, a new policy with expanded coverage has been developed. It has become virtually standard in California and is available in many other states, perhaps at a small price increase. It is usually referred to as the ALTA Homeowner’s Policy.

Q: "Does coverage rise with increases in property value?"

A: No, but coverage under the ALTA policy referred to above increases by 10% a year for the first 5 years after issuance, to 150% of the initial amount. You can buy additional coverage as a rider to the policy.

Q: "Do I need to purchase a new policy when I refinance?"

A: You don’t need a new owner’s policy, but the lender will require you to purchase a new lender policy. Even if you refinance with the same lender, the existing lender’s policy terminates when you pay off the mortgage. Furthermore, the lender is concerned about title issues that may have arisen since you purchased the property, such as the lien mentioned in an earlier question. A new title SEARCH will uncover the lien, and you will have to pay it off as a condition for the refinance.

Insurers generally offer discounts on policies taken out within short periods after the preceding policy. In some cases, discounts are available as far out as 6 years from the date of the previous policy.

Q: "Am I guaranteed I will be able to sell if there is an unforseen claim?"

A: No. Title insurance does not prevent loss of marketability due to a title claim, any more than fire insurance prevents fire. If a claim arises, you probably won’t be able to sell your property until the claim is settled by the title insurer. The interest of the owner and the insurer may clash in such cases. The owner usually wants settlement immediately, whereas the insurer wants to minimize the cost of settlement, which may require time-consuming negotiations with the claimant.