Title Insurance Basics For Westwood Hills Closings

Nervous about what “title insurance” really covers at a Westwood Hills closing? You are not alone. When you buy a home, you want confidence that your ownership is protected from hidden issues that may be buried in old records. In this guide, you will learn what title insurance is, how owner’s and lender’s policies differ, typical costs in our area, and the steps you should take before closing. Let’s dive in.

What title insurance covers

Title insurance protects you from certain problems with a property’s title that existed before you closed but were not found during the title search. It is about past events that can affect ownership, not future risks.

Common covered issues include:

• Forged or improper signatures on prior documents.
• Undisclosed heirs or conflicting wills.
• Recording errors or omissions in the chain of title.
• Unknown liens like tax or judgment liens that were not found in the search.
• Mistakes in legal descriptions.

If a covered problem comes up, the insurer can pay to clear the defect, defend your title in court, or reimburse you up to the policy limit.

Owner’s vs. lender’s policies

Both policies are often issued at the same closing, but they protect different interests.

Owner’s policy

• Protects your ownership rights and equity, usually up to the purchase price.
• You pay a one-time premium at closing. Coverage lasts as long as you own the home.
• If a covered claim arises, the insurer may cure the defect, defend your title, or pay covered losses up to the limit.

Lender’s policy

• Protects your lender’s security interest in the property, not your equity.
• The amount of coverage generally equals the loan balance at the time of issuance, and it remains in effect until the loan is paid off.
• Most lenders require this policy as a condition of the mortgage.

What title insurance does not cover

It is important to know the limits of coverage. Title insurance typically does not cover:

• Future events that occur after the policy date, like new liens or future easements.
• Zoning or building code violations, environmental contamination, or other physical issues.
• Boundary disputes or encroachments unless you have a survey or specific endorsements.
• Items listed as exceptions in your title commitment, such as recorded easements and covenants.

You can often add endorsements for specific risks, which can expand coverage for things like survey matters, access, or zoning. Endorsements cost extra and may be required by a lender.

Costs and who pays in Westwood Hills

Title insurance premiums are paid once at closing. The owner’s policy is usually based on the purchase price, and the lender’s policy is based on the loan amount. Recording fees, search charges, and closing or escrow fees are separate from the policy premium.

As a general rule of thumb, an owner’s policy can range from a few hundred dollars to several thousand dollars depending on price. Many national ranges fall around 0.5 to 1 percent of the purchase price, but Kansas and Missouri rates vary by insurer and filed schedules. Always request a written estimate from a local title company early in the process.

Who pays is set by local custom and your purchase contract. In some markets sellers often pay for the owner’s policy as a concession, but that is not universal. Buyers typically pay for the lender’s policy, though practices can vary. In Kansas and Missouri, your contract and local custom control this detail, so confirm early during your Westwood Hills transaction.

Kansas and Missouri details to know

Westwood Hills sits in Johnson County, Kansas. Your deed and mortgage are recorded with the Johnson County Register of Deeds. The transaction follows Kansas law and policy forms for property in Kansas.

If your lender is based in Missouri, or if you are doing a related purchase in Missouri, expect separate searches and separate policies for each state. Title insurers must be licensed in the state where the property sits, and different state forms and endorsements may apply. Companies operating on both sides of the state line issue Kansas and Missouri policies as needed and follow each state’s rate and filing rules.

The title search and closing steps

Here is what you will typically see from contract to closing:

1. Open title order. A title company is selected and begins the search.
2. Title search. The examiner reviews deeds, mortgages, liens, judgments, probate, and tax records back to a set period.
3. Title commitment. You receive a preliminary report that lists coverage, exceptions, and requirements before the policy can be issued.
4. Clearing requirements. The parties resolve items like payoffs, lien releases, and unpaid taxes so the property can convey with marketable title.
5. Closing and recording. You sign documents, funds are disbursed, and the deed and mortgage are recorded. Premiums are paid at this time.
6. Policy issuance. The owner’s and lender’s policies are issued after recording, often within days or weeks.

Read your title commitment carefully

Two parts deserve special attention:

• Schedule B Exceptions. These list recorded matters that will not be covered unless removed or insured by endorsement. You will often see easements, covenants, and recorded liens here. Read these with care.
• Requirements. These are the actions needed before the insurer will issue the policy. Common items include payoff letters, seller affidavits, surveys, and releases.

If an exception concerns you, ask the title company whether it can be cleared or covered by an endorsement. If an item affects access or use of the property, address it before closing.

Local issues to watch in Westwood Hills

Westwood Hills is a small, established city. Older neighborhoods can have unique title quirks. Be alert to:

• Unrecorded easements or old alley rights.
• Historic lot lines or gaps in the chain of title.
• Special assessments for municipal improvements like sidewalks or sewers.
• HOA or covenant matters that create dues or restrictions recorded against the property.
• Boundary uncertainty around fences, driveways, or garages. A survey or a survey endorsement can help reduce risk.

A locally experienced title company and a knowledgeable real estate advisor can help you interpret these items and decide on the right endorsements.

Smart checklist for buyers

Use this quick plan to stay in front of title issues during your Westwood Hills closing.

• Early in contract:
  • Ask which title company will be used and request estimated title charges.
  • Review the title commitment as soon as it is available, especially Schedule B exceptions.
• Before closing:
  • Confirm who pays for the owner’s policy under local custom or your contract.
  • Consider a survey or survey endorsement if boundaries or improvements are a concern.
  • Review HOA and municipal documents for dues, assessments, and restrictions.
  • Get written quotes for owner’s and lender’s policies and any endorsements.
• At and after closing:
  • Confirm the closing statement itemizes title premiums, recording fees, and other charges.
  • Keep your final title policy and endorsements in a safe place. Share them with your mortgage servicer if required.
  • If you see anything after closing that looks like a title defect, contact the issuing title insurer at once.

If a problem comes up later

If someone challenges your ownership or a hidden lien appears after closing, do not panic. Notify the issuing title insurer right away and provide your policy number and any documents you have. The insurer will investigate and, if the issue is covered, defend your title or compensate you up to the policy limit. Timely reporting and cooperation help speed up the process.

Get local guidance you can trust

Buying in Westwood Hills should feel exciting, not stressful. A clear title roadmap and the right local team help you close with confidence. If you want help interpreting a title commitment, deciding on endorsements, or coordinating a smooth Johnson County closing, connect with our team. We guide you step by step and coordinate with reliable local title partners so you can focus on your move.

Have questions about your next closing in Westwood Hills or across Johnson County? Reach out to Bryan Huff to talk through your plan.

FAQs

What is title insurance for a Westwood Hills home?

• It protects you from certain hidden title defects that existed before closing, such as unknown liens or recording errors, and it provides defense or payment up to policy limits if covered.

Do I need both an owner’s and a lender’s policy?

• Most lenders require a lender’s policy to protect their interest; an owner’s policy is optional but recommended because it protects your equity and ownership rights.

How much does title insurance cost in Kansas?

• Premiums are a one-time charge at closing and vary by insurer and price; a common national rule of thumb is roughly 0.5 to 1 percent of the purchase price for the owner’s policy, but you should get a written local quote.

Who usually pays for the owner’s policy in Johnson County?

• Responsibility depends on local custom and your purchase contract; in some markets sellers often pay for the owner’s policy, but it can be negotiated either way, so confirm early.

What are endorsements and when should I consider them?

• Endorsements add specific protections, such as survey or access coverage; consider them if you have boundary questions, need access coverage, or want added protection for zoning or subdivision matters.

When will I receive my title policy after closing?

• The policy is typically issued after recording the deed and mortgage; it often arrives within days or weeks, and you should keep it with your closing documents.