A home is usually the largest single investment you’ll ever make. Title insurance protects that investment against hidden issues such as liens, errors in public records or undiscovered heirs that could threaten your ownership. Unlike other types of insurance, it’s a one-time premium at closing that protects you for as long as you own the property.

• Lender’s policy: Required by most lenders, this protects the bank or mortgage company’s investment in the property.
• Owner’s policy: Protects your rights as the homeowner, lasting as long as you or your heirs have an interest in the property — even after you sell.

Your premium covers not only the insurance, but the title search and examination that helps uncover issues before closing, such as unpaid taxes, easements or incorrect documents. This preventative work reduces risk and gives you the best chance of avoiding problems in the future.

Even with thorough searches, some problems can remain undiscovered. Hidden title issues might include forged signatures, missing heirs or mistakes in public records. Title insurance is your last defense, covering financial loss and legal costs if these ever arise.

After the seller accepts the purchase agreement (and any earnest money is collected), Black Hills Title takes it from there:

1. Title Search & Commitment: We review public records to confirm ownership, check for liens or other issues, and issue a preliminary title commitment.
2. Preparation: We work with lenders and all parties to gather payoffs, review documents, calculate prorations, and prepare the Settlement Statement. Any title issues are addressed and resolved.
3. Closing Day: Documents are signed, funds are disbursed, and the seller receives payment.
4. Post-Closing: We record documents with the county and issue final title insurance policies to the buyer and lender.