{"id":776,"date":"2019-11-05T13:54:25","date_gmt":"2019-11-05T18:54:25","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=776"},"modified":"2024-04-25T23:20:32","modified_gmt":"2024-04-26T03:20:32","slug":"unexpected-real-estate-title-defects-how-to-file-a-claim-with-the-insurance-company","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/unexpected-real-estate-title-defects-how-to-file-a-claim-with-the-insurance-company\/","title":{"rendered":"Unexpected Real Estate Title Defects: How to File a Claim With the Insurance Company"},"content":{"rendered":"\n
\"Image<\/figure><\/div>\n\n\n\n

Much is said\non the role of title insurance<\/a> in protecting\nprotect the buyer from unknown liens, easement holders, or a prior owners’\nheirs who claim an interest in the buyer’s new home. <\/p>\n\n\n\n

Title\ninsurance covers the policy holder against loss related to these\nvarious defects in title. Other examples of title defects include\nundisclosed restrictive covenants on the property, documents recorded with\nmistakes, and fraudulent or otherwise invalid transactions in the chain of\ntitle. A good title insurance policy protects the policy holder\nagainst property devaluation stemming from such problems if they arose during a\nprevious ownership, unbeknownst to the buyer. The role of the title insurer is\nto defend the policy holder against legal challenges to the title,\nand to pay the policy holder for covered losses in value.<\/p>\n\n\n\n

So far, so\ngood.<\/p>\n\n\n\n

But what\nhappens if there is a title defect, and the owner actually has to use <\/em>the title\ninsurance? <\/p>\n\n\n\n\n\n\n\n

“In\nthe Interest of Justice”: Seeking Recourse for an Unexpected Easement<\/h2>\n\n\n\n

The Washington state supreme court, in 2016, dealt with a recorded easement in Millies v. Landamerica Transnation<\/a>.<\/em>\u00a0After Susan and Richard\u00a0Millies closed on their dream\u00a0retirement home,\u00a0they learned that a\u00a0recorded easement on the property permitted\u00a0the\u00a0public to use a roadway through it, and that\u00a0a neighbor planned to develop 50 condos\u00a0and to use that\u00a0roadway for public access. The title insurance company\u00a0acknowledged having missed the easement, which\u00a0greatly devalued\u00a0the\u00a0home. The Millies\u00a0refused to take the company’s\u00a0settlement offer. So they sued\u2014and got nothing.<\/p>\n\n\n\n

Unluckily\nfor the Millies, the jury returned a verdict that the title company had\nnot breached its insurance contract. That determination withstood an appeal,\nalthough the dissent noted that a procedural error should have triggered a\ndifferent outcome \u201cin the interest of justice.\u201d<\/p>\n\n\n\n

So, does a\nhomeowner have any recourse through the insurance contract for a previously\nunknown easement?<\/p>\n\n\n\n

Here are the\nsteps to take in this situation. <\/p>\n\n\n\n

Step\n1: Look for the Easement in the Property Records and Title Commitment<\/h3>\n\n\n\n

What if the\ntitle company misses an easement that was subject to an agreement\nbetween a prior homeowner and a third party? The new homeowner finds out\nabout the deal when, suddenly, the utility company wants to set up\nequipment on the property, or the city wants to put a sidewalk or sewer over\npart of the front lawn. <\/p>\n\n\n\n

The first\nstep is to examine the property records. Was the easement recorded in\nthe county? Is the easement evident in the title\ncommitment, notifying the buyer that the issue existed and could be\nproblematic?<\/p>\n\n\n\n

Step\n2: Assess the Terms of the Easement<\/h3>\n\n\n\n

There is\nlittle reason to do battle if the easement is simply temporary.\nRead the easement to find out if it only involves, for example, a right to\ntraverse the property for one, specific project with a set completion\ndate.<\/p>\n\n\n\n

Of course,\nmany utility companies have easements on home properties for installing\nand checking lines, pipes, and meters. Some are normal and necessary.
\nBut if the easement holder intends to construct improvements or\ninstall equipment on or under the land, substantially decreasing the\nhomeowner’s property value, a battle to recover the\ndiminished value may be necessary. <\/p>\n\n\n\n

Step\n3: Seek Legal Advice<\/h3>\n\n\n\n

Once the\nsurprised homeowners know whether they’re dealing with a recorded or unrecorded\neasement, they can hire an attorney to advise them.<\/p>\n\n\n\n

Legal\nrepresentation can be pivotal in bringing about a fair outcome. This is true\neven if the buyer never steps into court. To the buyer, a claim can\nappear straightforward. Yet the title company may have arguments\nagainst the claim, based in its interpretation of contract law.<\/p>\n\n\n\n

There is\nalso the matter of who pays additional costs of addressing the easement. For\nexample, the title company may send a survey company to the home to\nexamine the easement. Does the title insurance claim help with extra\ncosts, as well the diminished value in the property?<\/p>\n\n\n\n

And what\ntiming and deadline requirements are involved in filing the claim?<\/p>\n\n\n\n

An attorney\nexperienced with easements will ask questions the buyer might not have\nanticipated. <\/p>\n\n\n\n

Step\n4: File a Claim<\/h3>\n\n\n\n

If the title\npolicy fails to disclose a properly recorded easement, the home buyer can file\na claim against the title company for failing to find it.<\/p>\n\n\n\n

The seller\nmay be at fault for agreeing to, but not disclosing,\nan easement.  <\/p>\n\n\n\n

It’s possible that the prior owner received a payment from the utility company, the city, or another party,\u00a0yet\u00a0signed the closing paperwork\u00a0declaring\u00a0the title free of encumbrances. In such a case, the buyer was paid twice for the very same stretch of land: first by the easement holder, and then by the home buyer. Thus, actual damages<\/a>\u00a0can be calculated:\u00a0the\u00a0property\u00a0value lost because of the easement.<\/p>\n\n\n\n

The best\napproach, typically, is to submit a claim to the title company, and\nlet the company approach the seller. <\/p>\n\n\n\n

Step\n5: Anticipate Legal Action<\/h3>\n\n\n\n

Ultimately,\nthe home buyer’s claim with the title company might prevail. But\ntitle insurance contracts have schedules of exclusions and\nexceptions. The company may insist the easement is not covered, and\nthus there is no breach of contract should the company decline to pay out.\nSometimes a payout limit means the title company will not fully\ncover the lost value. <\/p>\n\n\n\n

Then,\nthe buyer must decide whether to go to court.  <\/p>\n\n\n\n

Long-Term\nConsiderations<\/h2>\n\n\n\n

Always check the law in your state. An\u00a0unrecorded easement might not be effective against the bona fide purchaser, but might be\u00a0effective against\u00a0future\u00a0buyers, and thus\u00a0a detriment down the road.\u00a0 And, speaking of the future, hold onto your insurance policy, even if you transfer the\u00a0title to a new owner. As a general rule, title insurance lasts as long as the buyer and the buyer’s heirs hold the property. Additionally, a policy\u00a0might be good indefinitely for title warranties made by the policy holder\u00a0when selling the home. <\/p>\n\n\n\n

Supporting References:
<\/p>\n\n\n\n

Texas Department of Insurance: https:\/\/www.tdi.texas.gov\/title\/titlefaqs.html
<\/p>\n\n\n\n

Millies v. Landamerica Transnation Dba Transnation Title Ins. Co., 372 P.3d 111, 113 (Wash. 2016). Available at: https:\/\/casetext.com\/case\/millies-v-landamerica-transnation-dba-transnation-title-ins-co
<\/p>\n\n\n\n

Discussion of Millies by Rand L. Koler: http:\/\/www.kolerlaw.com\/2016\/04\/07\/be-careful-when-suing-the-title-company\/ <\/p>\n\n\n\n

Photo by Gor Davtyan via Unsplash: https:\/\/unsplash.com\/photos\/zkINKT7qnhM<\/p>\n","protected":false},"excerpt":{"rendered":"

Much is said on the role of title insurance in protecting protect the buyer from unknown liens, easement holders, or a prior owners’ heirs who claim an interest in the buyer’s new home.  Title insurance covers the policy holder against loss related to these various defects in title. Other examples of title defects include undisclosed restrictive covenants on the property, […]<\/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":[82],"tags":[],"class_list":["post-776","post","type-post","status-publish","format-standard","hentry","category-title-insurance"],"yoast_head":"\nUnexpected Real Estate Title Defects: How to File a Claim With the Insurance Company - Deeds.com<\/title>\n<meta name=\"description\" content=\"But what happens if there is a title defect, and the owner actually has to use the title insurance?\" \/>\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\/unexpected-real-estate-title-defects-how-to-file-a-claim-with-the-insurance-company\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Unexpected Real Estate Title Defects: How to File a Claim With the Insurance Company - 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