{"id":1099,"date":"2020-11-25T05:00:24","date_gmt":"2020-11-25T10:00:24","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1099"},"modified":"2024-04-25T23:20:27","modified_gmt":"2024-04-26T03:20:27","slug":"an-opinion-of-title-what-home-buyers-should-know","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/an-opinion-of-title-what-home-buyers-should-know\/","title":{"rendered":"An Opinion of Title: What Home Buyers Should Know"},"content":{"rendered":"\n<div class=\"wp-block-image\"><figure class=\"aligncenter is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/11\/opinion-of-title.jpg\" alt=\"Image of reading glasses laying on paperwork. Captioned: An Opinion of Title: What Home Buyers Should Know\" class=\"wp-image-1100\" width=\"805\" height=\"273\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/11\/opinion-of-title.jpg 805w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/11\/opinion-of-title-300x102.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/11\/opinion-of-title-768x260.jpg 768w\" sizes=\"auto, (max-width: 805px) 100vw, 805px\" \/><\/figure><\/div>\n\n\n\n<p>We all need to know if anything could compromise our ownership of property we buy. We rely on title companies to affirm that the seller has the rights to sell. To affirm this, the title company in turn relies on a legal expert\u2019s opinion of the integrity of the deed \u2014 an <em>opinion of title. <\/em>This document offers clarity and confidence that the seller has full rights in the property, and the ability to transfer it. Then, the title company can back that guarantee with title insurance. <\/p>\n\n\n\n<p>In this article, we look\nat these two sets of assurances: the opinion of title and title insurance \u2014 and\ntheir differences.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">What Is an Opinion of Title? <\/h2>\n\n\n\n<p>An opinion of title\nis a statement concerning a property\u2019s ownership, based on a title search. By\nscouring the title history as chronicled in the county records, the title\nsearch verifies that today\u2019s owner has full rights to transfer the parcel to a\nbuyer. With the search completed, a local real estate transactions attorney, or\na title company\u2019s attorneys, can produce opinions of title, enabling a title\ncompany to create the title report. <\/p>\n\n\n\n<p>The attorney who\nsupervises the title search creates the opinion, setting forth the property\u2019s\nlegal description and current ownership, any issues with the chain of title,\nand anything that could delay the recording of the property deed in the county.\n<\/p>\n\n\n\n<p>The structure and detail\nof the opinion is geared to the type of transaction for which it is requested. Each\ncounty has its own style and formatting rules. Counties may offer forms for\nattorneys to complete. Alternatively, the opinion can be printed on an\nattorney\u2019s letterhead. Either way, it lays out the significant findings of the\ntitle search. These include whether a buyer would take the title <a href=\"https:\/\/www.deeds.com\/articles\/zeroing-in-the-subject-to-clause-in-your-real-estate-deed\/\">subject to<\/a> restrictions, or if there are existing mortgages, overdue taxes,\nleases or liens. If a title search uncovers claims or improper deed transfers\nin the chain of title, these clouds should be cleared before the forthcoming transaction.\n<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Why Get an Opinion of Title? <\/h2>\n\n\n\n<p>To&nbsp;protect the\nintegrity of real estate transactions and deter fraud, your county may insist\non an opinion of title drafted by an attorney who is licensed in the state. The\ntitle opinion may be needed and requested in a range of situations, including\nthese:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li><a href=\"https:\/\/guide.freddiemac.com\/app\/guide\/section\/4702.3\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Freddie Mac<\/a> will back a mortgage loan based on an opinion of title alone, rather than requiring a title insurance policy.<\/li><\/ul>\n\n\n\n<p><strong><em>Note:<\/em><\/strong> In\nsome deed transfers, neither an opinion of title nor title insurance is sought.\nFor example, this can be the case in a property transfer after a death, under\nthe auspices of the probate court. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">If the Title Opinion Looks Good,\nWhy Get Title Insurance?<\/h2>\n\n\n\n<p>An attorney\u2019s\nopinion reflects the status of a property based on information in the public records.\nIt does not explore the many kinds of undisclosed title defects that might lurk\nin chains of ownership. <\/p>\n\n\n\n<p>In contrast, a title\ninsurance policy is assurance against those <a href=\"https:\/\/www.deeds.com\/articles\/unexpected-real-estate-title-defects-how-to-file-a-claim-with-the-insurance-company\/\">unknown title defects<\/a> and unrecorded easements. Title insurance\nalso covers fraud and forgery, defective deeds, recording errors, and <a href=\"https:\/\/www.deeds.com\/articles\/7-common-title-problems-in-real-estate-deals\/\">other possible title problems<\/a>.<\/p>\n\n\n\n<p>Another difference\nis the buyer\u2019s recourse for reliance on these different kinds of assurances if\nsomething goes wrong. Consider the scenario where an attorney relied on a hasty\nsearch, and erroneously stated the title was free and clear of recorded claims.\nIn this case, an owner who relied on the faulty title opinion would have to ask\na court to determine that the attorney was negligent.<\/p>\n\n\n\n<p>In contrast, the\ntitle company issuing an insurance policy, for a one-time fee, already agrees\nto help the owner resolve covered title defects, for as long as the owner has\nthe house. <a href=\"https:\/\/www.deeds.com\/articles\/real-estate-title-insurance-a-brief-explanation\/\">Title insurance is commonly purchased with a\nhome, except in Iowa<\/a>, which\noffers a state-backed title guarantee.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">After Paying for a Lender\u2019s Title Policy,\nWhy Get an Owner\u2019s Policy?<\/h2>\n\n\n\n<p>If you\u2019re getting a mortgage,\na lender often insists that you purchase a title policy to cover the lender\u2019s losses\nif property disputes arise at some point during the term of the mortgage. The\nlender wants to be sure that the mortgage is repaid, even if something happens\nto the underlying asset. <\/p>\n\n\n\n<p>If someone else turns\nup later with a valid claim to the home\u2019s title, the lender\u2019s insurance policy alleviates\nthe company\u2019s risk \u2014 but it doesn\u2019t protect the buyer\u2019s home equity. This is\nwhy many buyers take the further, optional step of purchasing <em>owner\u2019s title insurance<\/em>.\nEven if the buyer loses the house, an owner\u2019s title policy can cover the legal\nbills related to defending the buyer\u2019s legal rights, or help with the purchase\nof a replacement property. <\/p>\n\n\n\n<p>Some issues are\nunusually complicated, such as a prior transfer by an incapacitated owner or unfair\ndealings under a <a href=\"https:\/\/www.deeds.com\/articles\/fraud-scams-and-power-of-attorney-problems\/\">power of\nattorney<\/a>. Some\nproblems require extensions and additions to the standard policy, while others\nare covered in the basic policy. (<a href=\"https:\/\/www.firstam.com\/title\/resources\/reference-information\/title-insurance-reference-articles\/70-ways-to-lose-your-property.html\" target=\"_blank\" rel=\"noreferrer noopener\">See a title company\u2019s example of basic and extended coverage here)<\/a>. Obviously, it\u2019s worthwhile to read the fine\nprint to know what\u2019s covered by a policy, and how coverage would work in the\nmost difficult scenarios.<\/p>\n\n\n\n<p>Consider getting an\nowner\u2019s policy if the home has a long history of changing hands. Indeed, even\nif you\u2019re purchasing a newly built home, assume that the land underneath the\nhome may have a complicated history \u2014 and understand how you can guard your\ninvestment.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">What If an Issue Does Arise?<\/h2>\n\n\n\n<p>Imagine relaxing in\nthe home you bought a few weeks ago. You\u2019re sitting by your beautiful fireplace\nwhen you hear a knock on your door. To your horror, the visitor is an officer serving\nyou with a lawsuit \u2014 claiming you\u2019re not the rightful homeowner. <\/p>\n\n\n\n<p>You call the title\ncompany that handled your closing. You\u2019re told the company will provide you\nwith legal assistance. Back in the chain of title, it turns out, is an owner\nwho passed away with a child and apparently without a will. The deceased had\nrecently married, and the new spouse managed to take possession of the home,\nthen immediately sold it. It\u2019s changed hands several times since. You consider\nhow quickly after your purchase the prior owner\u2019s adult child challenged you. Who\nelse in the chain of title holders knew of this person\u2019s claim? <\/p>\n\n\n\n<p>If you have an\nowner\u2019s title insurance policy, it should cover your costs if a missing heir\nwants the home or monetary compensation for it. But there could be further issues\nhere, if the title company knew or should have known about the adult child\u2019s competing\nclaim and insured the house anyway. If the opinion of title that missed the\nissue was produced by the title company in-house, then the wrong occurred at\nmultiple points, by multiple people. This is the time to hire your own real\nestate lawyer.<\/p>\n\n\n\n<p>This hypothetical\nproblem also illustrates one reason a buyer might hire a separate real estate\nattorney to draft the opinion of title \u2014 if only to have an extra set of eyes\nto find evidence of legal claims in the public records. <\/p>\n\n\n\n<p><strong><em>Note:<\/em><\/strong> Deliberate\nconcealment of title issues is a breach of the seller\u2019s disclosure statement. If\nyou were knowingly misled by the seller or a <a href=\"https:\/\/www.deeds.com\/articles\/your-real-estate-agents-fiduciary-duties\/\">real estate agent<\/a>, these people may be liable for failing to\nfollow disclosure requirements, or for fraud. Consult with a lawyer experienced\nin real estate transactions <strong><em>quickly<\/em><\/strong> to learn how disclosure rules\ncould apply in a specific case. State statutes of limitations apply to disclosure\nprovisions.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Protect Your Investment. Tap Local\nExpertise.<\/h2>\n\n\n\n<p>Buyers should have potential\nclaims against their properties on their radar. Issues can be found and possibly\nremedied before a purchase in light of an attorney\u2019s opinion of title. After\npurchase, title insurance offers protections for unrecorded claims and problems\nthat could not be detected before the transaction.<\/p>\n\n\n\n<p>A reputable, local real estate lawyer can address the buyer\u2019s questions about potential claims and burdens on a property. Complementing that role, a local real estate transactions attorney can counsel the buyer on interactions with brokers and parties with duties to disclose. An attorney\u2019s role in the transaction continues, if needed, after closing. Neither insurance nor an attorney\u2019s opinion of title replace an attorney-client relationship through a real estate transaction.<\/p>\n\n\n\n<p class=\"has-small-font-size\">Photo credit: <a href=\"https:\/\/unsplash.com\/photos\/ilSnKT1IMxE\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Mari Helin<\/a> via Unsplash. <\/p>\n","protected":false},"excerpt":{"rendered":"<p>We all need to know if anything could compromise our ownership of property we buy. We rely on title companies to affirm that the seller has the rights to sell. To affirm this, the title company in turn relies on a legal expert\u2019s opinion of the integrity of the deed \u2014 an opinion of title. [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[118,82],"tags":[],"class_list":["post-1099","post","type-post","status-publish","format-standard","hentry","category-opinion-of-title","category-title-insurance"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>An Opinion of Title: What Home Buyers Should Know - Deeds.com<\/title>\n<meta name=\"description\" content=\"In this article, we look at these two sets of assurances: the opinion of title and title insurance \u2014 and their differences.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.deeds.com\/articles\/an-opinion-of-title-what-home-buyers-should-know\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"An Opinion of Title: What Home Buyers Should Know - 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