Title insurance insures against financial loss caused by defects in title to real estate. Title insurance companies defend against lawsuits attacking the title, or in the case of a covered loss, reimburse the insured up to the policy limit.

It protects you against loss due to title defects, liens, or other similar matters. Title insurance protects you from claims of ownership by other parties. It protects you against losses from problems that arose before you bought the property. The title company will defend you in court if there is a claim against your property, and will pay for covered losses.

Tennessee and Mississippi do not require owner’s title insurance. However, the lender will require you to buy a Loan Policy of Title Insurance to protect their interest.

A loan policy lasts until the loan is paid off. An owner’s policy lasts as long as you or your heirs own the land. It also may provide warrantor’s coverage after you no longer own the property, depending on your policy provisions. Policy language has changed over time, so read the continuation of coverage provisions in your policy carefully to determine coverage terms.

You pay for title insurance only once, when you buy the policy, unless you decide later to add more coverage. Keep your policy, even if you transfer your title or sell the property. Coverage lasts as long as you or your heirs own the land, and may last forever for any title warranties made when you sell the property.

No, title insurance is different from other types of insurance. It does not insure against fire, flood, theft, or any other type of property damage or loss. It protects against losses from ownership problems that arose before you bought the property, but were not known at the time you bought the property. It does not guarantee that you will be able to sell your property, or borrow money on it.

The title commitment comes before closing; the title policy is issued after closing. The commitment says that a title company is willing to issue title insurance under certain conditions and if the seller fixes certain problems. The policy provides coverage for the property.

Most lenders will require a loan policy as a condition of the mortgage. The policy will repay the balance of your mortgage if a claim against your property voids your title. A loan policy covers up to the amount of the
principal on your loan.

You are covered for the value of your policy. If you add improvements to your home, or if your home increases in value over time, you can buy an increased value endorsement to cover the increase in your property’s value.

Ask for documentation of the true cost of these services. You may ask to see your closing papers in advance. You may also have an attorney attend the closing with you.

Yes. Title insurance rates in Tennessee and Mississippi are regulated. All title companies will charge the same premium for a policy. Rates are based on the property’s sale value.

You may choose any title company you want; you don’t have to use a company selected by a real estate agent, builder, or lender.

Section 9 of the Real Estate Settlement Procedures Act (RESPA) prohibits sellers from conditioning the home sale on the use of a specific title insurance company. You may contact the Consumer Financial Protection Bureau, who regulates RESPA, if you have a complaint.

A title defect is anything that can cause a title to be considered invalid or defective in some way. Some examples are:

• Invalid documents due to forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation.
• Failure of any person or entity to have authorized a transfer or conveyance.
• A document affecting title that is not properly executed, signed, witnessed, notarized, or delivered.
• Undisclosed or unrecorded easements not otherwise apparent on your land.
• No right of access to and from the land.
• A document executed under a falsified, expired, or otherwise invalid power of attorney.
• A document not properly filed, recorded, or indexed in the public records.
• Ownership claims by undisclosed or missing heirs.
• Defect arising from an improper prior foreclosure.
• Undisclosed restrictive covenants affecting your property.Lien issues can also cause title defects. Some examples of lien issues are:
• Any statutory or constitutional contractor’s, mechanic’s, or materialman’s lien for labor or materials that began on or before the
  policy date. Talk to an attorney about your rights.
• Lien for labor or materials furnished by a contractor without your consent.
• A previous owner failed to pay
  – a mortgage or deed of trust
  – a judgment, tax, or special assessment
  – a charge by a homeowners or condominium association.
• Other liens or claims that may exist against your title that are not listed in the policy.Notify your title company immediately if someone files a lien or claims an interest in your property. Failure to do so could jeopardize your claim. Contact the underwriter listed on the policy and follow their claim-filing procedures.

A title policy generally won’t cover mistakes or defects, financial issues, or rights issues.

• Defects that are created after the policy is issued.
• Defects that you create, or of which you had knowledge.
• Problems that arise because of your failure to pay your mortgage, or to obey applicable laws or restrictive covenants that were disclosed to you.
• Certain taxes and assessments.
• Losses resulting from rights claimed by someone else occupying the land. The title company may need to inspect the property. There may be a charge for the inspection.
• Homestead, community property, or survivorship rights of a policyholder’s spouse.
• Claims from other people who may have certain rights if your property is near a body of water or has a river or stream flowing through it.
• Condemned land, unless a condemnation notice appeared in the public record on the policy date or the condemnation occurred before the policy date.
• Violations of building and zoning ordinances and other laws and regulations related to land use, land improvements, land division, and environmental protection.
• Disclosed restrictive covenants limiting how you may use the property. Request copies of restrictions and have your attorney explain them.