Buying a home in East Lansing comes with a lot of new terms, and title insurance is one that can feel confusing. You want to protect your investment and avoid last-minute surprises at closing. In this guide, you’ll learn what title insurance is, what it covers in Michigan, how the title process works in Ingham County, what it typically costs, and how your agent helps keep everything on track. Let’s dive in.
What title insurance covers
Title insurance is a one-time policy you buy at closing that protects you from financial loss and legal defense costs if a past title problem surfaces later. Unlike homeowner’s insurance that covers future events like fire, title insurance covers past issues in the public record.
You can review consumer guidance from the Michigan Department of Insurance and Financial Services, which regulates title insurance in the state, on the DIFS consumer page. The American Land Title Association also provides clear consumer explanations and FAQs.
Owner’s policy
- Protects your ownership rights and equity.
- One-time premium, usually based on your purchase price.
- Provides legal defense and pays covered losses up to the policy limit for defects that existed before closing.
Lender’s policy
- Protects the mortgage lender’s interest.
- Coverage equals the loan amount and declines as you pay down the loan.
- Required by most lenders, but it does not protect your equity.
Why both matter
If you only have a lender’s policy, your lender is protected, not you. An owner’s policy is typically a modest, one-time cost that can save you from major expenses if a covered title claim appears later.
How the title process works in East Lansing
Title search and commitment
After your offer is accepted, the title company searches public records and issues a preliminary title commitment. This report lists the chain of title, current liens, easements, covenants, and “requirements” to clear before closing.
Clearing issues before closing
Common requirements include paying off existing mortgages, getting releases for tax or judgment liens, and collecting missing signatures or affidavits. If a recorded lien turns up, the title company typically obtains a payoff and releases it at closing. Complex issues may involve an attorney or the title underwriter’s direction.
Closing day and recording
Once requirements are met, you sign closing documents and funds are disbursed for any payoffs. The deed and, if applicable, your mortgage are submitted for recording with the Ingham County Register of Deeds. After recording, the title company issues your final owner’s policy and your lender’s policy if there is a loan.
Common title defects and how they are fixed
Typical issues found during a title search include:
- Unreleased mortgages, tax liens, or judgment liens
- Missing or defective signatures on prior deeds
- Unknown heirs or probate-related questions
- Easements or restrictive covenants that limit use
- Boundary or survey discrepancies
- Errors in public records (misspellings, legal description mistakes)
Usual cures include obtaining lien releases or payoffs, recording corrective deeds or affidavits, and, in difficult cases, pursuing a quiet-title action. If a covered claim arises after closing, the title insurer typically provides your legal defense and pays covered losses up to the policy limit.
What title insurance does not cover
Title insurance has exclusions and exceptions. You should understand them before closing.
- Defects created after the policy date
- Matters listed as exceptions in the title commitment that are not cleared
- Zoning or use violations unless endorsed
- Some survey or boundary issues unless you obtain a survey or add a survey-related endorsement
Ask your title officer about recommended endorsements for your property type and location.
Costs and who typically pays
Title-related closing costs usually include:
- Owner’s title insurance premium
- Lender’s title insurance premium (if you have a mortgage)
- Title search and exam fees, settlement/closing fee, wire fee
- Recording fees and real estate transfer taxes
- Escrow deposits for taxes and insurance if required by your lender
Pricing depends on the purchase price, loan amount, and the title insurer’s rate schedule. In Michigan, who pays for the owner’s policy varies by local custom and your purchase agreement. In some deals the seller pays, in others the buyer pays, and sometimes costs are split. Your contract and local practice in East Lansing will guide this, so ask for a detailed quote early.
Michigan also imposes state transfer tax, and recording fees are set at the county level. These taxes and fees are separate from title insurance and appear as line items on your closing statement. For exact figures, request a current quote from your title company and review your Closing Disclosure before signing.
Endorsements and surveys
Endorsements add coverage for risks outside the standard policy. Common options include:
- Survey-related endorsements that address boundary issues when a current survey or acceptable alternative is provided
- Access or zoning/use endorsements
- Condominium endorsements
Availability and cost vary. Your title officer can advise which endorsements are appropriate for your East Lansing property. A current survey can also help uncover encroachments or boundary concerns that may affect coverage.
East Lansing buyer checklist
Use this quick checklist to stay ahead of title tasks.
- Before making an offer
- Ask the seller about any known title issues, probate matters, liens, or boundary disputes.
- Request any existing survey and permits for recent improvements.
- After your offer is accepted
- Ask your agent to order the title commitment immediately.
- Review all exceptions with your agent and, if desired, an attorney.
- Request quotes for owner’s and lender’s policies and any recommended endorsements.
- Before or at closing
- Confirm who pays each title and closing fee per your contract.
- Review your Closing Disclosure in advance, including recording fees and transfer taxes.
- Confirm the deed will be recorded and ask for your recorded deed and owner’s policy once issued.
How your agent keeps title on track
A hands-on local agent helps you navigate title details so closing day feels smooth.
- Recommends reputable local title companies and coordinates the title order
- Reviews the preliminary title commitment and explains exceptions in plain language
- Works with the seller’s side to clear payoffs, lien releases, affidavits, HOA documents, or probate items
- Coordinates with your lender and the title officer on funds, timing, and required documents
- Helps you evaluate surveys and endorsements and request seller action when appropriate
- Confirms recording and follows up to make sure your final policies are delivered
With construction-informed experience across Greater Lansing, Giguere Estates keeps your build, buy, or sell timeline moving while protecting your interests at each step.
Next steps
You deserve clarity and confidence at closing. If you are buying in East Lansing, get a local title quote early, review your title commitment with a pro, and decide on endorsements before you sign. For personalized guidance and a smooth, on-time closing, connect with Nicole Giguere. Let me lead you home.
FAQs
Do East Lansing buyers need an owner’s policy?
- Yes. A lender’s policy protects only the lender, while an owner’s policy protects your equity and legal rights for a one-time premium paid at closing.
How long does a Michigan title search take?
- A preliminary title commitment often arrives within a few days to two weeks, depending on property history and the complexity of public records.
What happens if a title claim appears after closing?
- If the claim is covered, the insurer typically provides legal defense and pays covered losses up to the policy limit, subject to policy terms and exceptions.
Who chooses the title company in East Lansing?
- The buyer and seller can agree in the purchase agreement, and local custom often influences the choice. Your agent can recommend trusted local providers.
Are transfer taxes and recording fees part of title insurance?
- No. They are separate line items on your closing statement. Title insurance premiums, recording fees, and transfer taxes are distinct costs.
Can I add coverage with endorsements?
- Yes. Endorsements like survey, access, zoning, or condominium endorsements can broaden protection, though availability and cost vary by property and insurer.
