Buying a home in West Hartford comes with a lot of moving parts, and title insurance is one of the most misunderstood. You might wonder what it actually covers, why your lender requires it, and how to make sure you’re protected. In this guide, you’ll learn what title insurance covers and what it doesn’t, how to read a title commitment, what costs to expect, who typically pays in Connecticut, and the practical steps to take locally. Let’s dive in.
Title insurance basics
Title insurance is a one-time premium that protects against covered losses caused by defects in the property’s title that existed before your policy’s effective date. Unlike homeowners insurance, which covers future events, title insurance looks backward to catch past issues that can affect ownership. Lenders require a policy to protect their interest, and buyers can add an optional owner’s policy to protect their equity and rights.
There are two policy types. A lender’s policy is required by most mortgage lenders and covers the lender up to the loan amount until the loan is paid off. An owner’s policy is optional under the law but strongly recommended by consumer advocates and real estate attorneys. For a deeper overview, you can review the basics from ALTA and the CFPB’s guidance on title insurance.
What it covers
Common protections
Title insurance typically protects you from covered losses tied to pre-closing issues such as:
- Defects in the recorded chain of title, including forged signatures, improper notarizations, or clerical recording errors.
- Undisclosed or missing heirs and fraudulent conveyances that cloud ownership.
- Unknown recorded liens or judgments, such as mechanic’s or tax liens, that were not found during the search.
- Errors in the legal description or incorrectly recorded documents.
- Conflicting ownership claims and certain recorded easements or encumbrances, subject to policy exceptions.
Common exclusions
Standard policies do not cover everything. Exclusions often include:
- Issues that arise after the policy’s effective date, such as new liens recorded later.
- Zoning or land-use matters, building-code or permit compliance, and environmental contamination, unless a specific endorsement applies.
- Matters that an accurate physical survey would reveal if you do not obtain a survey-related endorsement.
- Rights or claims of parties in possession that are not reflected in public records, unless covered by endorsement.
- Government powers like eminent domain and certain taxes that are assessed but not yet delinquent.
Connecticut and West Hartford nuances
In Connecticut, title searches pull from municipal land records that are accessible through the Town Clerk’s office and the statewide CT Land Records portal. Exceptions often list municipal taxes, unpaid town assessments, or special charges like sewer or sidewalk assessments to verify with the town.
Mechanic’s liens are a common concern when recent work was done. Without proper lien waivers, contractors or subcontractors may have lien rights that need to be addressed. Probate and heir issues can also appear, especially with older single-family homes where ownership passed through an estate. Reviewing these risks early helps you avoid delays at closing.
How to read a title commitment
Most title companies use the ALTA Commitment format. The commitment outlines what the final policy will insure, what must be done before issuance, and what will be excluded.
Cover page and effective date
The cover page identifies the title company, proposed insureds, and the effective date of the title search. The effective date matters, because anything recorded after that date will not appear on the commitment.
Schedule A: Core facts
Schedule A lists the proposed insured parties, the estate or interest being insured (often fee simple for single-family), the legal description, and the policy amounts. The owner’s policy typically equals the purchase price and the lender’s policy equals the loan amount. In West Hartford, confirm the legal description and parcel details match your contract and the deed, then compare the parcel or tax map ID with the records available through the West Hartford Town Clerk and Tax Assessor.
Schedule B: Requirements and exceptions
Schedule B comes in two parts. Part I lists requirements that must be satisfied before the final policy is issued. These often include releases of prior mortgages, payment of unpaid taxes, properly executed deeds, affidavits to address chain gaps, and any required survey or endorsement documentation.
Part II lists exceptions, which are items the policy will not cover unless removed or specially endorsed. Examples include rights of parties in possession, taxes not yet due, recorded easements and restrictions, plat or survey exceptions, and standard printed exceptions. If an exception references a specific recorded document by book and page, obtain it from the CT Land Records portal and read it.
West Hartford items to verify
- Confirm lot lines in the legal description align with assessor maps and any available survey.
- Make sure prior mortgages and liens are shown as satisfied or listed as requirements to clear before closing.
- Check with the Tax Collector for unpaid property taxes, sewer assessments, or special district charges.
- Review recorded easements or shared driveway agreements common in older neighborhoods and understand their impact.
- Watch for probate-related chain issues that may require corrective deeds or affidavits.
Costs and who pays in Connecticut
One-time premium and fee components
Title insurance is a one-time premium paid at closing and remains in force as long as you have an interest. In Connecticut, title companies provide quotes based on the purchase price for the owner’s policy and the loan amount for the lender’s policy. Your closing statement will also show search and examination fees, endorsement fees, closing or escrow fees, attorney fees where applicable, and recording charges. For regulatory context and consumer guidance, consult the Connecticut Insurance Department.
Typical payment custom
Who pays the owner’s policy can vary. In many Connecticut transactions, the seller often pays for the owner’s policy as a matter of local custom, but it depends on town, property type, and negotiation. Your purchase contract controls, so confirm how your agreement is written for West Hartford. The lender’s policy is typically a buyer cost, unless rolled into loan terms.
Getting a clear estimate
Ask the title company or closing attorney for a written, line-item quote that includes:
- Owner’s policy premium and lender’s policy premium.
- Title search and examination fee.
- Endorsements with individual costs.
- Settlement or closing fee and any attorney fees.
- Recording fees and applicable municipal charges.
Because premiums and endorsements vary by company and property, a written quote is the best way to set accurate expectations.
West Hartford buyer checklist
Start early
- Have your agent or attorney order the title commitment shortly after contract acceptance.
- Request a sample commitment and a written estimate of title costs for transparency.
Review the commitment
- Verify Schedule A details: legal description, parcel or tax map ID, and proposed insured names.
- Confirm Schedule B requirements will be satisfied before closing, including any mortgage payoffs or releases.
- Read exceptions carefully and note easements, covenants, use restrictions, or setbacks that affect your plans.
Consider a survey and endorsements
- Order a certified boundary survey if property lines, fences, garages, or driveways are close to lot lines.
- Discuss survey-related, access, zoning, mechanics’ lien, or subdivision endorsements with your title company.
Complete municipal checks
- Pull referenced deeds, easements, or restrictions through the Town Clerk or the CT Land Records portal.
- Confirm outstanding taxes or assessments with the West Hartford Tax Collector and Assessor, reachable via the town’s official site.
- If recent work was done, verify permits and final inspections with the town’s building department.
- Review FEMA flood maps if applicable, especially if your lender mentions flood insurance requirements.
If problems appear
- Expect cures like recorded releases, corrective deeds, affidavits, or in rare cases a quiet title action.
- Coordinate with a Connecticut real estate attorney and the title company to resolve issues before closing.
Work with a local guide
Title insurance is most effective when you understand what it covers and you review the commitment early. With West Hartford’s older housing stock and town-specific assessments, the right guidance can prevent last-minute surprises and protect your equity. If you want a clear plan, local contacts, and help coordinating the title process with your attorney and lender, reach out to Diana Brown to talk through your next steps.
FAQs
What does title insurance cover in West Hartford?
- It covers certain pre-closing defects like forged or improperly recorded documents, undisclosed heirs, unknown recorded liens, legal description errors, and some recorded encumbrances, subject to policy exceptions.
Do I need an owner’s policy if my lender has one?
- Yes, if you want your equity protected; a lender’s policy only covers the lender’s interest up to the loan amount, while an owner’s policy protects your ownership rights.
How much does title insurance cost in Connecticut?
- Premiums are one-time and based on purchase price and loan amount, with added fees for searches, endorsements, closing, and recording; ask for a written quote and see the Connecticut Insurance Department for consumer guidance.
How do I read Schedule B on a title commitment?
- Part I lists requirements to clear before issuing the policy, like releases and tax payments; Part II lists exceptions the policy will not cover unless removed or endorsed, such as recorded easements and taxes not yet due.
Do I need a survey for a West Hartford single-family home?
- A certified boundary survey is worth considering when improvements sit near lot lines or you plan new work; survey-related endorsements can expand coverage for certain boundary risks.
Who can I contact to check West Hartford taxes and records?
- Start with the West Hartford Town Clerk and Tax Assessor via the town’s official site, and pull recorded documents through the CT Land Records portal.
