Understanding Preliminary Title Reports

Las Vegas Home Agent

 

 

What is a Preliminary Title Report?

A preliminary title report is a report prepared prior to issuing a policy of title insurance that shows the ownership of a specific parcel of land, together with the liens and encumbrances thereon which will not be covered under a subsequent title insurance policy.

 

What role does a preliminary title report play in the real estate process?

A preliminary report contains the conditions under which the title company will issue a particular type of title insurance policy.  The preliminary lists, in advance of purchase, title defects, liens, and encumbrances which would be excluded from coverage if the requested title insurance policy were to be issued as of the date of the preliminary report.  The report may then be reviewed and discussed by the parties to a real estate transaction and their agents.  Thus, a preliminary report provides the opportunity to seek the removal of items referenced in the report which are objectionable to the buyer prior to purchase.

 

When and how is the preliminary title report produced?

Shortly after escrow is opened, an order will be placed with the title company that will begin the process involved in producing the report.  This process involves the assembly and review of certain recorded matters relative to both the property and parties to the transaction.  Examples of recorded matters include a deed of trust recorded aginst the property, a lien recorded against the buyer or seller for an unpaid court award, or unpaid taxes.  These recorded matters are listed numerically as "exceptions" in the preliminary title report.  They will remain exceptions from title insurance coverage unless eliminated or released prior to the transfer of title.

 

What should I look for when reading my preliminary report?

You will be interested, primarily, in the extent of your ownership rights.  This means you will want to review the ownership interest in the property as well as any claims, restrictions, or interests of other people involving the property.  The report will note in a statement of vesting the degree, quantity, nature, and extent of the owner's interest in the property.  The most common form of interest is "fee simple" or "fee," which is the highest type of interest an owner can have in land.

Liens, restrictions, and interests of others which are being excluded from coverage will be listed numerically as "exceptions" in the preliminary report. These may be claims by creditors who have liens or liens for payment of taxes or assessments.  There may also be recorded restrictions which have been placed in a prior deed or contained in what are termed CC&Rs- covenants, conditions, and restrictions.  Finally, interests of third parties are not uncommon and may include easements given by a prior owner which limit your use of the property.  When you sell/buy property, you may not wish to have these claims or restrictions on the property.  Instead, you may want to clear the unwanted items before the close of escrow.

In addition to the limitations noted above, a list of standard exceptions and exclsuions listing items not covered by your title insurance policy may be attached as an exhibit item to your report.  Unlike numbered exclusions, which are specific to the property, these are standard exceptions appearing in title insurance policies.  The review of this section is important, as it sets forth matters which will not be covered under your title insurance policy, but which you may wish to investigate, such as government laws or regulations governing building and zoning.

 

Will the preliminary title report disclose the complete condition of the title to a property?

No.  It is important to note that the preliminary title report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land, but merely report the current ownership and the matters that the title company will exclude from coverage if a title insurance policy should later be issued.

 

Is the preliminary title report the same as title insurance?

Definitely not.  A preliminary report is an offer to insure.  It is not a complete history of recorded documents relating to the property.  A preliminary report is a statement of terms and conditions of the offer to issue a title insurance policy, not a representation as to the condition of title.

Can I be protected against title risks prior to the close of the real estate transaction?

Yes, you can.  Title companies can protect your interest through the issuance of "binders" and "commitments."  A binder is an agreement to issue insurance giving temporary coverage until such time as a formal policy is issued.  A commitment is a title insurer's contractural obligation to insure title to real property once its stated requirements have been met. 

How do I go about clearing unwanted liens and encumbrances?

You will wish to carefully review the preliminary title report.  Should the title to the property be clouded, you and your agents will work together to clear the unwanted liens and encumbrances prior to taking title.

Who can I turn to for further information regarding preliminary reports?

Your real estate agent and your attorney, should you choose to use one, will help explain the preliminary report to you.  Your escrow and title company can also be helpful resources.

 

 

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