Right to Choose

You are the customer so YOU DECIDE which title company you want as a partner.

At Surveyors Title, we believe that everyone should have the right to make their own decisions. We are an independently owned business providing honest and trustworthy title services to the community. Our mission is to help empower consumers by providing them with the information they need to make the best choices for their individual needs.

We are committed to delivering top-notch customer service and strive to make every experience with us a positive one. Our team is always available to answer any questions or concerns you may have. Contact us today to learn more about how we can help.

Federal law guarantees you the right to choose the title company you want to handle your real estate settlement.

A federal law called the Real Estate Settlement Procedures Act (RESPA) entitles an individual homeowner to choose a title insurance agency when purchasing or refinancing residential property. Typically, homeowners may rely on their bank's or REALTOR'S choice; however, the homeowner retains the right to choose a different agency. RESPA makes it unlawful for any bank, broker, or attorney to mandate that a particular title insurance agency be used. Doing so is a violation of federal law and any person or business doing so can be fined or lose its license.

Section 9 of RESPA prohibits a seller from requiring the buyer to use a particular title insurance company, either directly or indirectly, as a condition of sale. Buyers may sue a seller who violates this provision for an amount equal to three times all charges made for the title insurance.

The Way You do Business is Important

It is important to understand how a title company provides title and settlement ("closing") services. The information below describes common ways Title Insurance is provided in Michigan.

The most common way title insurance is purchased in Michigan is from a title agency that is independently owned and locally operated. Independent agencies typically represents multiple underwriters. They generally search and examine title status through local public records and privately owned databases. They have on staff Closing Agents who are prepared to answer consumer questions and can locally processes settlement documents.

Direct Operations are branch offices of national insurance companies. These ”underwriters” include companies like Stewart Title Guaranty, First American Title, Old Republic Title, or WFG National Title. Direct Operations are typical operated under subsidiaries such as Commonwealth Title, Lawyer’s Title, or United General Title to name a few.

The “direct” option usually relies on centralized title search and settlement departments. In many cases, these operations are located out of state. The local office generally functions as a distribution center. Decisions regarding underwriting the Title are handled at state or national levels, rather than in the local center. Direct operations only represent one underwriter, so your options become limited to the offerings they provide.

An “Affiliated Business Relationship” (AfBa) title agency is an agency where the Real Estate Broker, a Lender or a law firm receives a portion of the title and closing fees which could possibly create a conflict of interest. Federal and State Law require that real estate agents, brokers and lenders disclose whether they will receive a financial benefit from a title company that they recommend. Unfortunately these disclosures are often misleading or buried in fine print.

“AfBa’s” can vary significantly in size, experience, resources and capability. Most AfBa’s in Michigan are little more than shell companies of a central out-of-town agency, with one or two employees. They tend to rely on limited underwriters for all title research as well as the central out-of-town agency for “back up” help when workloads get hectic during month end demands. If your Realtor or Lender recommends an AfBa, make sure you understand what capabilities the AFB has and what benefit your Realtor or lender will receive for the referral.

A small number of these AfBa's represent multiple underwriters, do their own title examinations locally, have experienced local closing/processing departments and service broader markets expanded outside of referrals only business.

Surveyors Title

Right to Choose

You are the customer so YOU DECIDE which title company you want as a partner.

Federal law guarantees you the right to choose the title company you want to handle your real estate settlement.

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The Way You do Business is Important

We Think Big Serve Local & Share One Vision!

We Think Big Serve Local &
Share One Vision!