Title services and title insurance.

A title examination reviews public records affecting ownership and the property, including deeds, mortgages, liens, judgments, easements, restrictions, and other recorded instruments. The search scope and conclusions depend on the transaction and records.

A title commitment states the conditions that must be satisfied before a policy can be issued and lists exceptions that will not be covered. It should be read alongside the contract, survey, and other transaction documents.

Title insurance is a contract that can protect the insured against covered loss from specified title matters, subject to the policy amount, terms, exclusions, and exceptions. A lender’s policy protects the lender; an owner’s policy addresses the owner’s covered interest.

No. Common exceptions can include easements, restrictions, or other matters that validly affect the property without making title unmarketable. The practical and contractual effect of an exception should be reviewed for the particular property.

A survey can show boundaries, improvements, encroachments, easements, and other physical matters that may not be clear from the deed alone. Zoning, permitting, and land-use questions are separate from title and may require additional diligence.

Possible curative work can include releases, satisfactions, corrective deeds, affidavits, probate or entity documents, lien payoffs, boundary agreements, or litigation. The appropriate response depends on the record, contract, and parties involved.