5. TITLE EXAMINATION AND DISPOSITION OF …

5. TITLE EXAMINATION AND DISPOSITION OF OBJECTIONS

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Title Insurance Disposition of

Exceptions and

Title Insurance Policies

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Presented by Kristin V. Bellouny, Esq.

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Title Insurance

A purchaser or lender is responsible for making inquiry as to the condition or status of the property which is the subject of a sale or loan. Once the sale transaction is complete, absent fraud, deceit, or material mistake a seller is not responsible for matters which might affect the title to the property. The title report contains in a succinct manner information obtained from various public records that a title insurer is charged with searching. Interests in real property can be made part of the public record by recording in the county clerk's office or if your property is in Manhattan, Brooklyn, the Bronx or Queens the register's office any of the following documents: deeds, mortgages, declarations, easements, leases and restrictions. By recording one of these documents a person gives notice to all the world of its interest. This is called Constructive Notice and it means that all persons are presumed to know the facts even though they do not have actual notice. Therefore, a purchaser or lender is charged with having this knowledge. It is the purchaser's or lender's responsibility to obtain this information. That is where the title company comes in; it assumes the responsibility of the purchaser or lender for determining the status of title. The title company will search and examine the public records and create a detailed report of the status of the particular properties title.

In New York State the title insurance industry is regulated by the Insurance Department and the Insurance Law. Article 64 of the Insurance Law specifies the powers of a title insurer and enables the company to issue the policy of title insurance. Section 6401 of the Insurance Law defines the title insurance policy as "any policy or contract insuring or guaranteeing the owners of real property and chattels real and other persons interested therein, or having liens thereon, against loss by reason of encumbrances thereon and defective titles".

Unlike other forms of insurance which insure against loss due to a future occurrence, title insurance protects the insured against the possibility of loss or damage from defects in the title that exist, but where not excepted in the policy, but are asserted at a later time. Title insurance is indemnity insurance, not casualty insurance- that is - a title insurance policy is a contract of indemnity which insures against an actual monetary loss because of a defect or lien or other matter affecting title. Further, title insurance is written for a one time premium and the protection afforded continues until the interest of the insured is transferred or conveyed. For instance in an owner's policy, the insurance will continue even when the insured dies, his heirs

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remain protected under the terms of the policy. If the insured is a corporation it will continue to protect its successors by merger, consolidation, dissolution, distribution, or reorganization by a conversion to another type of entity. A lenders policy covers the assignees of the insured so long as the assignment is recited in the schedule A. When the loan has been satisfied or otherwise discharged the policy is extinguished. If the mortgage is foreclosed and the insured mortgagee becomes the owner of the premises the loan policy continues to insure the foreclosing mortgagee.

In New York State the Title Insurance Rate Service Association, Inc. rate manual defines how to determine the amount of insurance. You may view the complete rate manual at . The amount of insurance for which a title policy is written is determined by the type of policy issued. An owner's policy is written for the fair market value, normally the selling price of the property (section 5 of the TIRSA manual). A loan policy is written for the amount of the loan (section 6 of the TIRSA manual).

The title policy consists of the policy jacket which includes the Covered Risks, the Exclusions from coverage and the Conditions. Inside the jacket are the Schedule A, which contains the name of the insured, the vesting information and the description of the insured premises. Schedule B in the owner's policy and Schedule B-I of the loan policy contain the exceptions to title - these are matters for which the policy does not insure against loss or damage and the company will not pay costs, attorney's fees or expenses which arise by reason of these exceptions. A loan policy contains one additional schedule, Schedule B-II where items that are subordinate to the lien of the insured mortgage are set forth.

ALTA Policies

As of May 1, 2007 the ALTA 2006 policy is the only policy form used in New York. It is available in all other jurisdictions. In the 1992 Owners Policy there were 8 insuring provisions, in the 2006 this has been expanded to10 and the New York endorsement adds Covered Risk 11. The owners policy insures that:

1. Title is vested as stated in schedule A

2. It insures against loss by reason of any lien or defect in or encumbrance on the 2

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title (see covered risk 2 a, b & c) 3. It insures against unmarketable title 4. It insures against a lack of access to and from the land - but not the best access or

physical condition or marketability of access. An access endorsement is available for loan policies in New York. In other jurisdictions it is available for both loan and owners. 5. It insures against the violation or enforcement of a any law, ordinance permit or governmental regulation restricting or relating to occupancy, use, character, dimensions subdivision or environmental protection if a notice describing the land is recorded in the Public Records setting forth the violation but only to the extent of the violation or enforcement referred to in that notice 6. It insures against an enforcement action based on police power not covered by covered risk 5 if the notice of the enforcement action describing the land is recorded in the Public Records setting forth the violation but only to the extent of the violation or enforcement referred to in that notice; 7. It insures against the exercise of the rights of eminent domain if a notice describing the land is recorded in the Public Records setting forth the violation but only to the extent of the violation or enforcement referred to in that notice; 8. It insures against any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without knowledge. 9. It insures against title being vested other than as stated in Schedule A or being defective

a) as a result of the avoidance of a transfer of all or any part of the title or interest in the Lands occurring prior to the current transaction because that prior transfer was a fraudulent or preferential transfer under federal bankruptcy, state insolvency or similar creditors' rights laws or

b) because the instrument vesting title constitutes a preferential transfer

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under federal bankruptcy, state insolvency or similar creditors' rights laws by reason of the failure to record timely or for the recording to impart notice to a purchaser for value or to a judgment or lien creditor; 10. Any defect in or lien or encumbrance on title or other matter included in the forgoing Covered Risks that has been created or filed or recorded in the Public Records subsequent to the Date of the policy and prior to the recording of the insured instrument in the Public Records ?The GAP Coverage. 11. "Any statutory lien for services, labor or materials furnished prior to the date hereof, and which has now gained or which may hereafter gain priority over the estate or interest as shown in schedule A of this policy" In addition a mortgage policy also insures against: 9. The invalidity or unenforceability of the lien of the mortgage. It does not insure the validity or enforceability of the terms of the mortgage; it does not insure any method of foreclosure. 10. Insures against loss sustained by the lender by reason of the priority of a lien or encumbrance over the lien of the insured mortgage. 11. The lack of priority of the lien of the Insured Mortgage upon the Title

a) as security for each and every advance of proceeds of the loan secured by the Insured Mortgage over any statutory lien for services, labor or materials furnished prior to the Date of Policy, and which has now gained or which may hereafter gain priority over the lien of the Insured Mortgage; and

b) over the lien of any assessments for street improvements under construction or completed at Date of Policy

12. The invalidity or unenforceability of any assignment of the insured mortgage provided the assignment is shown in schedule A, or the failure of the assignment to vest title to the insured mortgage in the named insured assignee free and clear

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