Closing on a Home for Buyers

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What Are All of Those Closing Costs?

Closing costs and pre-paids are additional fees associated with your mortgage loan and the closing of your property. Your Realtor and Lender should explain and review these fees as you start the home buying process and then clarify actual amounts as you get closer to the closing table.

Below is a brief description of the various costs that are commonly paid by the buyer. It should be noted that the seller or lender can participate in paying some or all of these costs.

Loan Origination Fee

This fee covers the administration costs of processing the loan. It may be expressed as a percentage of the loan (i.e. 1% of the loan amount).

Loan Discount Points

These are the “points” charged by the lender to adjust the yield on the loan to market conditions. Each point equals 1% of the mortgage amount. Additional points can be paid to lower your interest rate.

Appraisal Fee

The lender orders the appraisal to determine whether the value of the property is sufficient to secure the loan should you default on the loan. The appraisal fee will be collected up front.

Credit Report Fee

The lender orders the credit report, which is used to determine your credit-worthiness. Like the appraisal fee, this fee will sometimes be collected up front, other times it will be collected at closing.

Interest

You will probably have to pay the interest on the mortgage from the date of settlement to the beginning of the following month. For example, suppose you settle on February 10th. Your first monthly payment begins to accrue on March 1st and will be payable at the beginning of April. At closing, you will be required to prepay the interest for the period from February 10th through the end of February. This means that if you settle later in the month, your closing costs will be less than if you close earlier in the month.

Mortgage Insurance Premium

There are a variety of ways to pay mortgage insurance. It can be paid upfront or monthly, or as in the case of FHA can be added to your loan. Your Loan Officer can explain your options in detail.

Hazard Insurance Premium-(Homeowner’s Insurance Policy)

You may be required to pay the first year’s premium at settlement. Or, you may be expected to bring proof that you already have paid for such a policy.

Escrow Accounts or Reserves

Reserves are required if the lender will be paying your property taxes, mortgage insurance, and hazard insurance.

Title Charges

Primarily these charges are payable to companies or persons other than the lender. This includes the settlement (or closing) fee, title search/title insurance premium (lender’s and owner’s coverage), and attorney fees (for legal services provided to the lender). Note that the fees you pay for your own attorney are not part of the settlement procedures.

Recording and Transfer Fees

Most states impose a tax on the transfer of property and require a payment of a fee for recording the purchase documents.

Additional Charges

These charges can include but are not limited to: ILC (Improvement Location Certificate), which may be required for any purchaser obtaining a new loan, and any other inspections or requirements from the lender.

Adjustments

Another part of the settlement statement involves looking at items paid by the seller in advance and items yet to be paid for which the seller is responsible. The most common expense to be pro-rated between the Buyer and Seller is property taxes.

Final Figures

In calculating the total amount that the borrower must pay, the Settlement Statement begins with the sales price and adds in the total closing costs for which you are responsible. Any pro-rated adjustments payable by you (as discussed above) are then calculated in. From this total, your deposit is deducted (which has been held in escrow since the seller signed your purchase offer) as well as the principal amount of your mortgage. Then, any adjustments payable by the seller are deducted. The resulting figure is the amount you must pay at settlement.

The complexity of the mortgage world has increased dramatically over the last few years. The pricing differences are dramatic based on not only credit but down payment and the property itself. It is advisable that you consult with an experienced, professional mortgage banker. When it comes to choosing a lender, ask for referrals, especially from your Realtor.

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Home Owner’s Insurance Policy

You have found your home and are headed towards the closing table. Congratulations, you are nearly done with the home buying process. There are only a handful of details left to complete, one of which is insurance. Have you already bought a policy or do you still have to choose a provider? Before you proceed any further with this, you should gain some information about homeowner’s insurance policies.

A homeowner’s insurance policy, which is also referred to as hazard insurance, will be a requirement if you obtain a mortgage. Lenders require an insurance policy so that your house can be restored to the original condition if any damage occurs. This will prevent the value of the property from decreasing and allow necessary repairs to be made. If on the other hand, you are going to purchase your house with cash, insurance is not mandatory but is still recommended.

A homeowner’s policy provides you protection against theft, fire and a number of other things. The cost of the insurance policy will actually be included in your mortgage payment. If on the other hand, your loan to value ratio is low, you will have the option to pay your premiums separately. However, your lender will probably charge you extra fees for this option.

With that being said, let us delve into the details. We will talk about what’s covered, what’s not, deductibles and in the end, mention a few other policies which you can buy if there is a need.

Lender Requirements

We have already mentioned that a lender will require you to buy a home insurance policy. This is not their only requirement and they have other terms as well.

  • The policy has to be the minimum of the loan amount.
  • If you live in an area prone to natural disasters, you will have to buy additional coverage because damage from these types of events is usually not included in a standard homeowner’s insurance policy. We will discuss these in detail later.

What is Covered

A standard home insurance policy will protect you from damage that is caused by wind, rain, and fire.  You will be offered coverage for the structure of your house, the installed fixtures, heating systems and electrical systems. Other elements such as patios, sidewalks, and driveway are usually covered but may vary by insurance providers. If your property is burglarized, you will be covered, but there might be limits for valuable items like jewelry and collectibles.

What is Not Covered

A standard home insurance policy does not cover a number of things. The most important of these is damage caused by flood and earthquakes. For both these disasters, separate policies are available and you will have to buy them if you want to be protected.

Deductibles

A deductible is the amount of money which you have to pay to the vendor when you make a claim. The deductible amount you choose has an effect on your premiums. If you can pay a larger amount, you will be offered lower premium rates.

Shopping Around for a Policy

Lenders do require you to buy a home insurance policy, but they provide you with the freedom to choose any provider you like. There are many insurance companies which charge varying rates and provide you with different coverage levels. Before you choose a provider, compare them on the basis of a number of factors such as the coverage levels, the premium amounts, deductibles and so on. Needless to say, a policy available at a lower rate will not always be a great choice because it may not provide you with adequate coverage. Also, review their claim policies and make sure you are satisfied with the terms.

Factors that Can Affect Your Premiums

Roof

The condition of your roof has a direct effect on your premiums. If your roof is made from a material that resists impact, you can get a discount of up to 20% for your premium rates.

In some cases, a roof can be considered uninsurable such as when you have a t-lock or wood shake roof. Should this be the case, you may have to replace the roof or exclude the roof from your policy.

Electrical Systems

A roof must pass qualification of your insurance provider, but this is not exactly the case with electrical systems. The only condition required by Insurance companies is that the electrical system meet current codes and should have been updated once in the last 25 years.

Location of the Fire Department

Surprising as it may seem, this does affect your premiums. If the fire department is more than a couple of miles away, your rates could be higher.

Home Age and Construction

If your home is old or bigger, you will have to pay higher premiums. Construction material also affects the rates; masonry and brick homes reduce premiums since they can reduce the damage caused by fire or wind.

Deductibles

We have already mentioned this; if you agree to pay a higher deductible, your premiums will reduce.

There are other factors a well which can affect premiums such as your credit scores, claims history and the location of your house.

Other Insurance Policies Which You May Need

Condo Insurance

When you live in a condo, there is a homeowner’s association to take care of all exterior maintenance issues and repairs. This association already has an insurance policy, but their policy will cover the structure of the building and other common areas. Your individual unit is still your responsibility and you will not be protected by the association’s policy. In such a case, you can buy a separate policy for yourself that will protect your personal belongings. Should there be a theft, damage, personal injury or any other incident, you can easily make a claim and get coverage.

Flood Insurance

Administered by the Federal Emergency Management Agency or FEMA, flood insurance is required if you live in an area that is prone to flood. If risks of a flood are high, lenders may make it mandatory to obtain flood coverage. Flood coverage is not included in a standard homeowner’s insurance policy. Many providers offer it if requested by the homeowner. If your carrier does not offer flood insurance, you may purchase a policy through FEMA.

Earthquake Insurance

Although not historically an issue here in the State of Colorado, it is still worth mentioning. An earthquake is another incident that is not covered by a standard homeowner’s insurance policy. If you live in an area where quakes are frequent, you may want to buy this policy. However, you will have to pay a deductible amount that is higher than what you will have to pay for the standard policy.

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The Importance of a Buyer’s Walk Through!

As a Realtor, I have learned many lessons through the ins and outs of closing so many home sales over the years. This story is a recent one, which will stay with me for a long time and I thought that it was important to share in hopes that potential home buyers or home sellers might avoid this pitfall by taking some good real estate advice.

In the Colorado residential purchase contract for real estate, it states in paragraph 19.4 that the buyer has the right to a final walk-through of the property to verify condition before closing. This story demonstrates why a walk through after a home purchase is so important and why after this incident I NEVER allow my buyer to close without one!

Meet my home buyer, David

It was summer of 2006, a warm sunny day in Colorado Springs and I had a closing to attend that afternoon. My buyer, David, lived in California and would not be present for his closing.  So I offered to drive to his new house and do a quick walkthrough on his behalf. I pulled up to the large 2-story home, which had been vacant for five days. I opened the front door and walked through the grand entryway into the large living room. All seemed fine so far. I past through the dining room which had wall to wall hardwood floors, and I stepped into the kitchen.

Funny, I noticed a large puddle of water sat on the kitchen floor right around the refrigerator. I thought it seemed strange that the sellers didn’t clean that up! I grabbed some nearby paper towels and bent down to blot up the standing water. The towels quickly absorbed the water, taking in much more than I had estimated. In fact, the floors were soaked. The entire kitchen floor, all hardwood was completely drenched. I could feel the ripples of the warped wood beneath my hands as I crawled around trying to assess the damage. The water had traveled through the kitchen and into the dining room whose wood floors were also rippled. Carpets in the nearby living room and family rooms were all soaked. Water was everywhere.

Could it get any worse?!

But the problem didn’t stop there. Underneath me was a finished basement, complete with rec room, bedroom, and a finished bathroom. That included carpet and drywall and paint and light fixtures and baseboards and doors, etc. I walked my way downstairs, not knowing what to expect. By now I could hear running water. As my foot finally touched the bottom step, my feet were submerged in a good two inches of standing water. It was everywhere. It was pouring from the ceiling, from that main level upstairs. Large sections of wet sheetrock dangled from the floor joists above. Water was even running through the light fixtures.

I waded through the damaged remains of this finished basement until I could find the mechanical room. I opened that door only to find more standing water, puddling around the furnace and the water heater. I went to every shut-off valve I could find and turned off every bit of water in the home. Gradually that stopped some of the leaking. I then proceeded to call my buyer and let him know that he would not be closing today. I called the seller’s agent and informed her of the bad news. Closing would be postponed.

The Damage Assessment

The Selling Agent and the sellers were very good about getting the appropriate contractors and trades to the house right away. They assessed the damage and determined it would cost $26,000 to repair and restore the home. The source of our problem? A small water line to the refrigerator which had burst after the sellers had vacated. It had been pouring water into the house for days.

The Lesson Learned

Had I not spent that extra bit of time and done a walkthrough, David would have owned that damage and all the costs involved in fixing it. As a new homeowner, this type of responsibility is both financially and emotionally devastating. So I pass this lesson on to you. ALWAYS do a final walk through. ALWAYS!!! Read more about final walkthroughs and let me know if you have any follow-up questions.

Notary Guidelines

International Notary Guidelines

Notary Guidelines

I’m certainly not going to pretend to be an expert on all things regarding legal notary services around the globe. It only came to my attention a few years ago that it might not be as easy to process real estate paperwork everywhere as it is here! 

In the United States of America, many legal documents need to be notarized. For most of us, in our industry, that means every title closer you know can do this for you, and they perform all of our closings. Most title closers are a public notary and provide notary services. If you live in another state and are closing on a property here, sometimes that means walking into your local bank or just finding a local notary service in your area to certify your signature on your legal documents.

Notary Services Abroad

Well, such is not the case around the globe. I had a client moving from a civilian job with the USA working in Saudia Arabia. As they began the search, they of course came here to look at homes. With electronic software, the contract, inspection, amendments, etc. were fairly easy to execute halfway around the world. But when it came to closing time, we discovered they had to have docs sent to them, then notarized and returned. Easy-peasy, right? Nope! First of all, the title companies here require an American notary. So they had to find one… at the US Embassy… and pay $50/page to have it notarized. The title company was so helpful and kept to a minimum the actual documents that needed notary. It was complicated, but accomplished.

Second example, I took a recent continuing education class in which the instructor shared an example of a client that lived in Australia and was selling a property in Colorado. Well, in Australia, to get something notarized you have to go before a judge. Wow, that’s complicated!! So the Colorado seller, living in Australia came to the US at some point during their transaction (not Colorado) to visit family. The title company sent documents to them while in the USA, so they could find a US notary and remove some complications! 

I have a client now, living in Prague, getting ready to sell their property here in Colorado Springs. I asked her to get started in the process of what it takes to notarize documents there, so we would be ready when the time comes. Their home here will of course sell in probably less than a week and close in under 2 months. If they are stateside at any time in the next 3 months, we’ll certainly try to get any possible documents to them, especially if we are already under contract.

The internet and social media has shrunk the world in many ways. Legal services such as notarizing documents might be easy here, but much more complicated in other countries. Sometimes we need to be reminded how easy we have it… what a great country this is!!! 

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Buyer’s Closing Checklist

A large part of our responsibility is to monitor certain milestones once you are under contract on a property. We essentially walk the contract through to closing. Here is an abbreviated list of what we need to do to get your transaction closed.

􀀀 Stay in close contact with your Lender on your loan status, conditions and deadlines.

􀀀 Send copies to all involved parties: Lender, listing agent, and you our client.

􀀀 Coordinate inspection with agent, inspector, and listing agent.

􀀀 Track all the following deadlines:
____________Loan Application and Objection
____________ Appraisal and Objection
____________ Record Title Deadline and Objection
____________ Owners Association Documents

􀀀 Deadline and Objection
____________ Off-Record Title Deadline and Objection
____________ Off-Record Matters Objection
____________ Seller’s Property Disclosure
____________ Inspection Objection and Resolution
____________ Property Insurance Objection Deadline

􀀀 Review Title Commitments, request additional documentation and dispute any unnecessary exceptions and judgments (as necessary).

􀀀 After inspection, contact Buyer and discuss what repairs they would like to request. Prepare Inspection Objection and obtain signature(s). Forward notice to listing agent to present to Sellers.

􀀀 Follow up with listing agent to check status on inspection items before inspection resolution.

􀀀 Make certain all parties are in agreement in writing by the resolution deadline.

􀀀 Contact Lender weekly with status reports. Review and make sure Lender is on track to meet all deadlines.

􀀀 Track appraisal deadline.

􀀀 Track ILC deadline (if applicable)-Make sure Improvement Location Certificate is ordered, if required.

􀀀 Track Loan Objection Deadline.

􀀀 Check with Buyer that insurance has been ordered. Obtain insurance company, contact, phone number, and premium amount.

􀀀 Coordinate closing with all parties, to include seller, buyer, agents, lender and title representative.

􀀀 Contact Buyer to see if all parties will be at closing. If not, order a Power of Attorney or arrange for documents to be mailed. Get Buyer to notarize, send a copy to the Title Company and Lender. Keep the original in our file.

􀀀 Confirm Utilities have been put into the Buyer’s Name.

􀀀 Coordinate walk through with Buyer and notify listing agent.

􀀀 Call closer 10 days before closing for final figures.

􀀀 One week before closing, call the listing agent, check status of inspection items and obtain receipts as necessary.

􀀀 Three days before closing, call the Lender and ask what department the file is in and when it will arrive at the Title Company. Continue to follow up until the Title Company receives the loan package.

􀀀 Contact closer to see if there are any final loan conditions to be met prior to closing.

􀀀 Once figures arrive, notify Buyer. If it is a wire transfer, money must be sent 24 hours prior to closing. Confirm the wire went out and call the Title Company to confirm it arrived. If funds are in the form of a cashier’s check, be sure Buyer gets the check made payable to self to sign over to the Title Company at closing.

􀀀 Confirm walk through and closing with all parties.

􀀀 Gather final paperwork to be signed, necessary documents and closing folder.

Show Me the Money

Show Me the Money!

Show Me the Money

When purchasing a home, personal checks are not accepted at the closing table.  “Good Funds” as our contracts call money due at closing, will need to be either a cashier’s check or wire transfer. A cashier’s check is simple to obtain. Usually you can purchase one at your bank. These work well when you have a down payment to bring.

 

BUT be aware! There are limitations as to how large a cashier’s check can be.  Example, if you are a cash buyer and need to bring a sizeable amount to closing, the title company will probably require you not bring the whole amount in the form of a cashier’s check. I recently had a closing where this very thing happened. The title Company conducting closing would not allow the buyer to bring a large cashier’s check for his purchase. He had to wire money in advance or we couldn’t close.

 

Wire transfers are pretty simple.  You go to your bank and give them the title company’s wiring instructions. Your bank will then send the wire for you. But, wire transfers do take some time to show up.  All wire transfers have to go through the Federal Reserve Bank which is located on the East coast.  So wires can take a few hours to route correctly.  And if you send a wire in the later part of the day, keep in mind that it may not show up until the following business day.  East Coast hours do apply and the cut-off time is 3pm East Coast time.

 

On the other hand, earnest money deposits (up-front monies) can usually be in the form of a personal check.   Money stuff is always complicated.  One of the many reasons you hire a Realtor, so you don’t have to figure all this stuff out for yourself! If you want to learn more, check out our finance videos for Buyers or simply give me a call!

RESPATILA

New, Easier-to-Understand Paperwork for Homebuyers

RESPATILA

For Colorado Springs homebuyers who have been frustrated by all the numbers and descriptions on the Hud-1 and Truth-in-Lending Disclosure Statements, there is good news.

 

Starting October 3, 2015, lenders must issue new documents clearly delineating the costs associated with a home purchase: the Loan Estimate and the Closing Disclosure. Known as TILA/RESPA (for Truth-in-Lending/Real Estate Settlement Procedures Act), the new forms replace the old Truth-in-Lending Disclosure Statement and Good Faith Estimate, and the HUD-1 Settlement Statement. Under the Dodd-Frank Wall Street Reform and Consumer Protection Act of 2011, the Consumer Finance Protection Bureau was established and mandated to replace the old forms with new, easier-to-understand forms. The completed documents must be delivered to the prospective buyer 3 full days before closing the transaction and will be used for the following:

  • Purchase money loans
  • Refinances
  • Loans secured by 25 acres or less
  • Loans secured by vacant land
  • Construction-only loans

Timeshare loans

 

The new forms must be offered in both English and Spanish. The three day lead time gives homebuyers the opportunity to thoroughly review the costs and avoid any last minute “surprises” at the closing table.

Loans that are not covered by the new ruling are:

  • Reverse Mortgages
  • Home Equity Lines of Credit (HELOCs)
  • Mobile Home-Only loans
  • Creditors who originate less than 5 loans in a calendar year

This is a sea-change for both homebuyers and Realtors. To help them understand the new documents and the updated time frames for their distribution, Realtors have the opportunity to take classes for credit on the subject.

For more information about the new loan documentation procedures visit http://www.consumerfinance.gov.

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Keep Your Eyes Open During the Final Walk-Through

You’ve found your dream home…the offer was accepted…the loan is secured…your inspector has given the thumbs up…and you’re about to sign the closing papers. There’s one more important step we urge you not to overlook before you receive the keys: the final walk-through.

The final walkthrough should be done the day before, or even the day of, your closing. It is a critical part of the home buying process. You and your agent will visit the property to make sure that the home is in good condition and that you are getting everything that was written into the sales agreement. This generally includes all window coverings, attached light fixtures (e.g. chandeliers, track lighting), appliances, area rugs/carpets and spas/pools, unless otherwise indicated in the agreement. You’ll also want to ensure that any previously agreed-upon repairs have been completed. Make sure that the home is clean, the cabinets and garage have been emptied, the toilets, sinks, dishwashers and laundry machines are functional, the heat and air conditioning work and that all trash has been removed. Turn on all the light switches and test the outlets. Other potential surprises include large carpet stains that were hidden by furniture, large wall cracks that were camouflaged under paintings or mirrors, or water stains from leaks that have developed since you last saw the property. If you discover any of these conditions, you have the option of asking the owner to repair them before closing or to provide financial concessions on the selling price.

Once you have closed, the sellers are no longer obligated to make any repairs. If we still haven’t convinced you of the importance of the walk-through, here’s a cautionary tale that we personally experienced. The buyer and agent did a walk-through on a home that was built in 2005. They thought they had done a completely thorough inspection and everything appeared to be in working order, so they proceeded to closing. A few weeks later, the buyer called our company and said that the furnace did not look like it belonged in the house. Sure enough, upon inspection, the furnace was a beat up, rusty model from the 1970s—the owners had swapped out the new furnace after the inspection and replaced it with an old one! You can be sure that from that point on, we included the furnace in our walk-throughs and advise you to do the same.

What is Title Insurance and Why You Absolutely Must Have It.

Title insurance is just one of the many things that appear on your home buying settlement sheet, but it’s also one of the most important.

The Colorado Springs property you are buying has probably gone through several changes of ownership over the years (unless it’s new construction). One of the necessary procedures during the home buying process is a title search.

The search must be done before any property changes owners in Colorado so that the deed can be recorded and registered to the new homeowner. The search reviews the “chain of title”—the history of everybody who has owned the property through its present owners. What title insurance does is protect you against any expected discoveries that may arise during the title search. For example, there may be unpaid real estate taxes or mortgages, outstanding liens, or errors in the legal description of the property.

Title insurance guarantees that, if any issue in the ownership records arises during the search, the insurer will either fix the problem, compensate you for any potential loss or defend you against any action that may occur as a result. Title insurance protects you against matters that have already occurred and that were not caused by any wrongdoing on your part. It gives you peace of mind knowing that once the buying transaction is complete, you are protected against any claims on your property.

There are two basic forms of title insurance:

Owners’s Title Insurance – 
Owner’s title insurance covers you as owner of the property, and the policy is generally issued for the amount you paid to purchase the property.

Lender’s Title Insurance – Lender’s title Insurance covers your lender’s interests in the property and is usually issued in an amount equal to the loan. In Colorado Springs, the buyer and seller may negotiate who pays for the Owner’s title insurance policy. The buyer generally pays for the Lender’s title insurance policy.

Choose Your Colorado Springs Title Insurance Company Wisely

When buying or selling your Colorado Springs home you most likely do the appropriate research before choosing your real estate agent, your lender, your moving company and others. But did you know that you also have the right to choose your title company? In our previous posts we explained the importance of title insurance and how the costs are determined. So, it is critical to choose a reputable, experienced company to ensure that you have a smooth and hassle-free transaction.

Below are 9 questions you should ask when searching for a title company.

  1. Is my Money Safe? Make sure that the company has a fully staffed escrow and accounting department dedicated to protecting your funds. Ask for a written guarantee that the company does not disclose your personal information to anyone not involved in the transaction and find out if they carry fidelity coverage and errors and omission insurance.

  2. Is the Title Company Financially Stable? To make sure that the title underwriter is financially stable, check the Demotech website, which issues Financial Stability Ratings (FSRs) for title underwriters.

  3. Is the Title Company a Neutral Third Party? Some title companies are owned by lenders, real estate firms or builders which may cause a conflict of interest. Your Title Insurance company should be independent and unbiased to ensure that the transaction closes according to the terms of the contract, without any complications.

  4. Is the Rate Quoted Much Lower than What Other Companies are Charging? Below market premiums may indicate a lack of experience, subpar service or insufficient financial and accounting controls.

  5. In Addition to the Premium, are there Other Fees and Charges? Ask about fees for electronic delivery, overnight courier, cashier’s check, release tracking, wire transfers and other charges that may add up to be more than the amount charged by reputable title companies. 

Make sure you have all the associated fees in writing before signing any agreement.

  6. Does the Title Company Conduct Thorough Title Searches and Report All Exceptions? Title companies are required to perform a “reasonable examination” for every transaction, which includes providing you with actual documents for any exceptions (e.g. liens, unpaid taxes). Your title company must identify, disclose and resolve all issues prior to closing.



  7. Is the Title Company Locally Owned and Operated? Beware of a title company which outsources production of the title commitment and portions of the closing process overseas. A local company will be more knowledgeable about Colorado Springs real estate laws and customs as well as the local real estate market.

  8. Are the Employees of the Title Company Licensed? In Colorado, title underwriters, agent companies and agents are licensed through the Colorado Division of Insurance. Any title company employee who provides rate information to the public must have a license. By Colorado law, sales people, title examiners and searchers must be licensed. The Division of Insurance also regulates activities and has the right to audit files, impose fines for improper actions, discipline agents and take other corrective action.

  9. Is the Title Company a Member of the American Land Title Association (ALTA)? The professional/lobbying organization for the title insurance industry is the American Land Title Association (ALTA). In 2007, ALTA launched the “The Title Industry Consumer Initiative” which details the association’s strategy for improving industry oversight and educating and protecting consumers. You can learn more about the Consumer Initiative on the ALTA Web site.

Thank you to Sara Martin of Land Title Guarantee Company for providing the above information.

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