Title insurance premiums are set by the state, which means every title company charges the same rate for the policy itself. That fact leads many buyers to assume it doesn’t matter which company handles their closing. It does. Settlement fees, itemized charges, and additional costs vary widely between companies, and those differences can add up fast. A settlement fee advertised at $500 can balloon to $1,500 once FedEx charges, notary fees, IT fees, and storage fees get added in. Requesting an estimated settlement statement before signing a contract gives buyers a clear picture of the total cost, not just the premium.
What Happens During a Title Search
A title examiner’s job is to build a chain of title and confirm the seller actually owns the property free of unresolved issues. That process should include a full search back to the root of title, known as an MRTA search, rather than relying on a prior insurance policy. A prior policy only covers a limited window of years. If an error exists before that window, it carries forward and becomes the new buyer’s problem. Examiners also check for unsatisfied mortgages and liens, which get listed on Schedule B-1 as requirements the title company must resolve before closing.
The Fine Print Buyers Often Skip
Every title commitment includes Schedule B-2, a list of exceptions to the policy. Buyers typically have only five days after receiving the commitment to object to anything listed there. Miss that window, and the item is considered accepted. Some title companies also delete requirements from the underwriter’s original list before the buyer ever sees the commitment. A commitment that starts with 15 requirements might reach the buyer with several missing, so reviewing what’s marked “intentionally deleted” matters just as much as reviewing what’s included.
What Title Insurance Doesn’t Cover
One of the most common misunderstandings involves unpermitted improvements. A bathroom installed next to a pool without the proper permit, for example, falls entirely outside what title insurance protects. Since the improvement itself doesn’t affect ownership of the property, no title search would ever catch it. That responsibility falls to the buyer’s own due diligence, separate from anything a title policy can address.
Title Issues Unique to Central Florida
New construction on former agricultural land, particularly in areas like Horizon West and Claremont, introduces its own set of title complications. Incomplete or improperly recorded probate proceedings show up often, along with old land leases that occasionally surface on Schedule B-2. These issues require direct action, whether that means pulling records from the court or tracking down a prior landlord to release a claim.
Protecting Against Deed Fraud
Deed fraud has become a serious concern for property owners across Central Florida. Verifying a driver’s license is no longer sufficient identity confirmation, given how easily documents can now be falsified. Buyers should confirm what identity verification measures a title company has in place before moving forward, and treat a vague answer as a reason to consult an attorney directly.
Choosing a title company deserves the same scrutiny as choosing a real estate agent. The right office brings expertise and accountability to a transaction that protects a buyer’s ownership for as long as they hold the property.
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