Protecting your closing from the search forward.
Owner's and lender's title insurance policies backed by A-rated underwriters, with in-house curative expertise that resolves what other companies walk away from.
Unlike home or auto insurance, you pay a single premium at closing. Your owner's policy then protects you — and your heirs — for as long as you hold an interest in the property.
Title insurance protects buyers and lenders against financial loss from defects in the title to real property.
Before any closing, a title professional searches public records to identify potential claims against the property — unpaid taxes, contractor liens, judgments, undisclosed heirs, boundary disputes or errors in prior deeds. When a defect is found, it must be resolved before the policy can be issued. When it cannot be found in public records, the title policy provides insurance against future claims.
ESS handles the search, examination and curative work in-house, then places coverage with A-rated national underwriters — giving you a single point of accountability from open file to recorded deed.
Protection against risks you can't see.
Many title defects arise from events that occurred years or decades before your purchase — and are invisible even after a thorough search. Title insurance is the only protection against these hidden risks.
Title defects can surface years after closing — a forged signature from a prior owner, a missing heir, or an unpaid contractor lien. Without an owner's policy, resolving these claims falls entirely on you.
Owner's vs. Lender's policy.
Both policies are typically issued together at closing. Understanding the difference helps you make an informed decision about your coverage.
- ·One-time premium paid at closing
- ·Covers the full purchase price
- ·Protects against pre-existing title defects
- ·Transferable to heirs at no additional cost
- ·Legal defense costs included
- ·Protects lender's security interest only
- ·Coverage declines as loan is paid down
- ·Does not protect the buyer's equity
- ·Issued simultaneously with owner's policy
- ·Simultaneous issue discount saves you money
Search, cure, insure — in-house.
Search
Our abstractors pull the full chain of title, lien searches, judgment searches and municipal records for every transaction.
Examine
A licensed title examiner reviews the search and identifies any defects, liens, encumbrances or gaps in the chain of title.
Cure
Our in-house curative team resolves defects — payoffs, releases, corrective deeds — before the policy is issued.
Insure
We place coverage with an A-rated national underwriter and issue the title commitment and final policy at closing.
Title insurance — explained.
Do I need an owner's policy if I'm paying cash?+
Absolutely. Without a lender requiring a policy, you bear the full risk of any title defect. An owner's title policy is the only protection against claims that arise from events before your purchase — fraud, forgery, undisclosed heirs or clerical errors in public records. The one-time premium is modest compared to the protection it provides.
What is simultaneous issue and how much does it save?+
When an owner's policy and lender's policy are issued at the same closing, the lender's premium is significantly discounted — often 70–80% less than the standalone rate. This discount is automatic when both policies are ordered together. ESS always ensures you receive the simultaneous issue rate.
How long does a title search take?+
A standard residential title search takes 2–5 business days. Complex properties, co-ops, commercial transactions or properties with prior liens may require additional time. ESS opens files the same business day and keeps you informed of any issues discovered during examination.
What happens if a title defect is found?+
Our in-house curative team works to resolve title defects before closing — obtaining payoff letters, releases, corrective deeds or other instruments as needed. If a defect cannot be cured before closing, our underwriters may issue coverage over the exception or delay closing until the issue is resolved. We never leave a client exposed.
Which underwriters does ESS work with?+
ESS maintains relationships with multiple A-rated national title insurance underwriters. We select the appropriate underwriter for each transaction based on the property type, complexity and location. Our underwriter relationships enable us to offer broad coverage and competitive premiums.
What is a title commitment and when do I receive it?+
A title commitment (also called a binder) is the underwriter's agreement to issue a title policy, subject to specific conditions and exceptions. It lists Schedule A (the terms) and Schedule B (items that must be satisfied or that will be excepted from coverage). You receive the commitment well before closing so you have time to review it with your attorney.
Ready to protect your closing?
Most ESS files are opened the same business day. Our title specialists handle the search, cure and closing — you close with confidence.