Title Insurance 101 For Blacklick Buyers

Buying in Blacklick is exciting, and the last thing you want is a surprise that puts your ownership at risk. Title insurance helps protect you from hidden problems in a property’s past that could affect your rights. If you have questions about how it works in Franklin County and whether you need it, you are not alone. In this guide, you will learn what title insurance covers, how the local process works, what it costs in Ohio, and the smart steps to take before you close. Let’s dive in.

Title insurance basics

Title insurance protects you from financial loss due to past title defects that were unknown when you bought the home. Think of issues like undisclosed liens, errors in public records, forged signatures, or missing heirs. It is a one-time premium you typically pay at closing and coverage lasts as long as you own your home.

There are two policy types you will hear about:

• Owner’s title insurance. This protects your equity and legal ownership up to the policy amount, typically the purchase price.
• Lender’s title insurance. Most lenders require this to protect their loan. It does not protect you, and it ends when the loan is paid off.

The practical takeaway is simple. If you want protection for your ownership, you need an owner’s policy. Consumer guides from trusted organizations like the CFPB, the American Land Title Association, and the Ohio Department of Insurance all explain these distinctions in plain terms.

How the title process works in Franklin County

In Blacklick, properties record in Franklin County. A local title company will run a title search to confirm the chain of ownership and look for liens, judgments, easements, and tax issues.

• County Recorder. Deeds, mortgages, easements, and restrictive covenants are found here.
• Clerk of Courts. This is where civil judgments and some liens are recorded.
• Auditor and Treasurer. These offices show parcel details, assessed values, tax history, and any delinquencies or special assessments.
• Jefferson Township. Local zoning, permitting, and building records may affect use and should be reviewed when needed.

After the search, you receive a title commitment. This is the road map to closing. It lists exceptions the policy will not cover and the requirements that must be cleared before the policy is issued. Requirements can include paying off old mortgages, getting releases for liens, or providing affidavits. A standard title search and commitment often take a few days to two weeks, but clearing issues can add time. Your closing will depend on meeting the commitment’s requirements.

What an owner’s policy usually covers

An owner’s title policy is designed to protect against problems that existed before you owned the home and were not known at closing. Coverage can include:

• Defects in the chain of title, such as forged deeds, missing heirs, or improper marital signatures.
• Unknown liens or encumbrances that reduce your ownership rights or value.
• Errors in public records that affect your title.
• Legal defense costs if the title company must defend your ownership in court, up to policy limits.

Coverage terms depend on the policy form and the insurer. The Ohio Department of Insurance and ALTA offer consumer materials that explain these protections in more detail.

What is not covered and how to add protection

Title insurance does not cover everything. Common exclusions include:

• Issues you create or agree to after the policy date.
• Exceptions listed in your title commitment that are not removed before closing.
• Zoning or building code matters, unless you purchase specific endorsements.
• Rights of parties in possession that are not recorded, and some unrecorded easements.
• Environmental problems and many survey or boundary disputes, unless covered by a survey endorsement.

You can add endorsements to expand protection. Depending on your property, you might consider endorsements that address survey matters, access, zoning for residential use, or unrecorded easements. Availability and terms vary by insurer in Ohio. Ask the title company which endorsements fit your Blacklick property and your plans for the home.

Cost and who pays in Ohio

Title insurance premiums in Ohio are based on the purchase price for owner’s policies and the loan amount for lender’s policies. Rates are filed under the state’s insurance rules and applied by local title companies. The exact dollar amount depends on the insurer, policy type, and any endorsements.

Who pays is often negotiable. In many parts of the Midwest, it is common for a seller to pay for the owner’s policy, but local customs vary and your purchase contract controls. Buyers typically pay for the lender’s policy because the loan is their obligation. To be precise, confirm the cost and who pays in your contract and ask your title company for a written quote. You will also see title charges on your Closing Disclosure.

Common Blacklick title issues and fixes

Franklin County title professionals see patterns. Here are issues that come up in Blacklick and how they are usually addressed:

• Unreleased or duplicate mortgages and liens. Old loans that were paid off but not properly released can cloud title. The cure is a recorded release, corrective affidavit, or, rarely, court action if the lender no longer exists.
• Unpaid property taxes or special assessments. Delinquent taxes or assessments must be paid at or before closing. Title companies coordinate payoffs with the Treasurer.
• Recorded easements and shared access. Utility easements or shared driveways may limit use. A current survey and targeted endorsements can help manage the risk.
• Boundary or legal description discrepancies. Fences and driveways sometimes do not match the recorded description. Solutions include a boundary agreement, corrective deed, or formal survey.
• Missing spouse signatures, probate, or heir claims. These require curative documents such as quitclaim deeds, affidavits, or court proceedings.
• Mechanic’s liens for recent work. Confirm that major recent repairs or improvements were paid in full. The title company will search for recorded liens and may request lien waivers.

Most curable issues are resolved through releases, payoffs, corrective instruments, or escrowed funds. Your title company outlines these steps in the commitment and works with both sides to clear them.

Buyer checklist for Blacklick closings

Use this quick checklist to stay on track from contract to closing:

• Ask for an owner’s policy. Protect your equity with a one-time premium that lasts as long as you own the home.
• Review the title commitment. Read the exceptions and requirements. Ask the title officer to explain anything that is not clear.
• Order or review a recent survey. If boundaries, fences, or access are concerns, a current survey can save headaches.
• Confirm taxes and assessments. Check parcel details, payment status, and special assessments with the Franklin County Auditor and Treasurer.
• Verify access and utilities. Use county parcel maps and township records to confirm access and easements.
• Discuss endorsements. Ask which endorsements address your specific risks, such as survey coverage or access.
• Coordinate timing. Title issues can delay closing, so start reviewing documents as soon as your contract is accepted.
• Keep your documents safe. After closing, store the original recorded deed and the owner’s policy in a secure place.
• If a problem appears after closing. Contact the title company right away. Policies commonly cover legal defense costs for covered claims.

How your agent helps

A proactive agent can save you time and stress. Your agent can help you interpret the title commitment, track curative items, and coordinate with the title company so requirements are met on schedule. If you are building or buying new construction in Blacklick, your agent can also help confirm plats, subdivision restrictions, and access for new parcels.

If you want a straightforward, well-managed closing, work with a local advisor who knows Franklin County records and timing. When questions arise, you will have a steady hand guiding you to the finish line.

After closing

Once you close, the title company records the deed and issues your owner’s policy. Keep the policy and your Closing Disclosure in a safe place. If you refinance later, your new lender will require a new lender’s policy, but your existing owner’s policy stays in force as long as you own the property.

If you discover a title problem after closing, do not try to solve it alone. Notify the title company immediately and provide your policy number. Early notice helps the company evaluate coverage and start defense or curative steps if the issue is covered.

Ready to buy in Blacklick with confidence? You can have a smooth, informed experience from contract to keys. If you would like local guidance through each step of the title process, connect with Connie Sadowski to get started.

FAQs

Do I need an owner’s policy if my lender requires title insurance?

• Yes. A lender’s policy protects the lender’s interest only, while an owner’s policy protects your equity and legal ownership.

How long does owner’s title insurance coverage last for Blacklick homes?

• Coverage remains in effect as long as you own the property, and you pay for it once at closing.

What happens if the title company finds a problem during the Franklin County search?

• The issue will appear in the title commitment with requirements to clear it before closing, and the title company will work on curative steps or list it as an exception.

Who typically pays for the owner’s title policy in Ohio real estate closings?

• It is negotiable and varies by local custom and contract terms, so confirm the allocation in your purchase agreement and with your title company.

Can common Blacklick title issues like old liens or boundary mistakes be fixed?

• Many issues can be cured with payoffs, recorded releases, corrective deeds, affidavits, or court action, depending on the problem.