[Scubabear68]

I disagree. Title insurance requires highly localized specialty agents from the municipality up to the county to the State to Federal.

The rules in Hunterdon County, NJ are completely different from Detroit, MI and are different from Ossining, NY.

If you paid a guy in CA to run a title search in Hunterdon County, you’d be in a world of hurt. Because most of our records are at various Hall of Records. Even when computerized they are not on the Internet.

Even big places like Suffolk County, NY require a physical trip.

This is why the title agent gets nearly all the money. It is much more about the search than the actual insurance. As the author indicates, it is very rare for anyone to have to pay on a title insurance claim.

[michaelt]

In the UK, title insurance used to be common because it was difficult to prove nobody had some 300 year old claim that was valid, but not recorded anywhere.

The government passed a law giving anyone with such a claim 10 years to record it in the title registry, and after the deadline any unregistered claims were extinguished. And the title registry is digital and (basically) authoritative.

Of course, that doesn't stop the people doing house sales paperwork from trying to charge you £50 for insurance that literally does nothing....

[Geeek]

As someone’s who is pretty enmeshed in the RE industry, I never heard of title searches being done locally or by a local agent. 90% of it is automated by the 3 big underwriters and the rest, should something specific come up, gets dealt with by some low rank title co employee.

[Scubabear68]

Automated how exactly, when so many Counties in the US are not online?

[i_am_proteus]

What you say is true, but does not address the possibility of an open market for such local agents, rather than the buyer simply accepting the realtor's recommendation in the overwhelming majority of cases.