Title Insurance Explained for Harrison Buyers

Buying in Harrison comes with a lot of moving parts. One of the most important is title insurance, yet many buyers are unsure what it really covers or how it fits into a New York closing. You want a smooth path to the keys and protection for the long run. In this guide, you’ll learn what title insurance is, how it works in Harrison and Westchester County, what to watch for, and the simple steps to stay protected. Let’s dive in.

Title insurance basics

Title insurance protects you from covered legal issues tied to the property’s past, not future events. It is a one-time premium you pay at closing. Unlike homeowners insurance, which covers physical risks after closing, title insurance addresses ownership problems that existed before you bought.

Two policies to know

• Lender’s policy: Most lenders require this. It protects the lender’s lien up to the loan amount. It does not cover your equity.
• Owner’s policy: Optional but recommended. It protects your ownership interest, typically up to the purchase price, for as long as you hold an interest in the property.

What title insurance covers

• Forged or improperly executed documents in the chain of title
• Undisclosed or missing heirs making claims
• Recording mistakes or clerical errors in public records
• Unknown liens such as old mortgages, judgments, or tax liens
• Invalid or missing deeds
• Problems with the legal authority of past signers

What it does not cover

• Zoning violations or public-record items specifically excepted in the policy
• Issues you created or knew about before the policy date
• Post-closing events, like new liens recorded after you buy
• Physical property risks, which are handled by homeowners insurance

Harrison closing timeline

Here is how the process typically unfolds from contract to keys in Westchester County:

1. Open the order: After you sign a purchase contract, your lender or attorney orders the title search and commitment. In New York, this is usually done early.
2. Search and exam: A title examiner reviews county land records to confirm the chain of title, liens, judgments, easements, and restrictions. Searches often look back 40 to 60 years.
3. Title commitment: The title company issues a commitment with exceptions and requirements. This outlines what will be insured and what must be cleared before closing.
4. Clear issues: The parties resolve payoffs, obtain releases, request affidavits, order a survey if needed, and address any exceptions.
5. Closing: You sign documents and pay the one-time premium for the lender’s policy and, if you choose, the owner’s policy.
6. Recording: The deed and mortgage are recorded with the Westchester County Clerk. After recording, the title company finalizes and issues the policy or policies.

Local records and certificates

• Land records for Harrison are kept at the Westchester County Clerk.
• Municipal checks may include water/sewer balances, tax searches, and building department certificates from the Town/Village of Harrison.

New York rules and pricing

Title insurance in New York is regulated by the New York State Department of Financial Services. Policy forms and premium schedules follow state-approved rules. The premium is a one-time fee paid at closing.

Who pays for the owner’s policy in Westchester can vary by negotiation. The lender’s policy is typically paid by the borrower. Discuss this early so your closing figures match your budget.

Common Westchester title issues

• Unreleased liens: Prior mortgages, judgments, or tax liens that must be paid and released
• Boundary and survey conflicts: Fences on or over lot lines, driveway encroachments, or vague legal descriptions
• Easements and rights-of-way: Utility corridors, rail line influences, shared driveways, or private roads
• Missing or defective documents: Forged signatures, failed notarizations, or missing releases
• Subdivision or approval gaps: Old lot splits or plans not recorded properly
• Municipal violations or liens: Unpaid fees or code issues that may attach to the property
• Chain-of-title gaps: Older homes with unclear transfers from estates

Co-op, condo, or single-family

Co-ops in Harrison

Co-op purchases involve shares and a proprietary lease rather than a deed. Title insurance is different for co-ops, and lenders often require a policy that covers their interest in your loan. Confirm requirements with your lender early.

Condominiums

Condo units are titled like single-family homes, but the title review often includes condominium documents, such as the declaration and bylaws. Specific condo endorsements are commonly used.

Single-family homes

These are the most straightforward. In established neighborhoods, you may see older deeds, easements, or nonconforming elements that the title company will evaluate and address through exceptions or endorsements.

Endorsements to consider

Ask your title company about endorsements that fit Harrison properties:

• Survey/Plat endorsement: Helps protect against recorded boundary discrepancies when a current survey is available
• Zoning endorsement: Addresses certain zoning-related title risks
• Mechanic’s lien endorsement: Can help if contractor liens arise
• Tax and special assessment endorsements: Clarify coverage around municipal taxes or assessments
• Condo or co-op endorsements: Tailored to those property types
• Increased coverage options: For access, subdivision, or higher coverage amounts when available

Your Harrison title checklist

Use this to stay on track:

• Ask your lender which title companies are acceptable
• Order the title search and commitment early in your contingency period
• Read the title commitment carefully, especially the exceptions and the requirements before policy issuance
• Confirm all liens, judgments, and mortgages will be paid and released at closing
• Obtain or review a current survey, especially if there are fences, driveways, or older lot lines
• Request HOA or condo documents to confirm restrictions and assessments
• Verify town, school, and county property tax status and any special assessments
• Ask for municipal certificates required by the title company, such as building, water/sewer, and tax clearance
• Strongly consider an owner’s policy to protect your equity
• Do not close until the title company confirms all requirements are satisfied
• Keep your policy and commitment with your closing records

If a title claim arises

Notify your title insurer right away if you discover a potential covered defect. The policy describes what is covered and how claims work. In many cases, the insurer will attempt to cure the defect, such as obtaining a release or corrective deed, before paying a monetary claim. You may need to cooperate with the insurer’s investigation.

Ready to move forward?

Buying in Harrison is easier when you understand how title insurance works and which local checks matter most. With clear steps and the right coverage, you can close with confidence and enjoy your new home.

If you want local guidance from contract to keys, reach out to Gino Bello Homes for a calm, informed game plan tailored to Harrison and Westchester County.

FAQs

Do I really need an owner’s title policy in Harrison?

• While optional, an owner’s policy protects your equity and legal rights against covered defects that may not be found in a public-record search.

How long does owner’s title coverage last for a Harrison home?

• Coverage typically lasts as long as you or your heirs retain an interest in the property, subject to the policy’s terms and conditions.

Who pays the title insurance premium in Westchester County?

• The lender’s policy is typically paid by the borrower. The owner’s policy is negotiable in Westchester, so confirm early in your transaction.

What title issues are most common in Westchester and Harrison?

• Unreleased liens, boundary or survey conflicts, easements, missing releases, and municipal or assessment issues often surface and should be resolved before closing.

How does the title search work at the Westchester County Clerk?

• Examiners review recorded deeds, liens, judgments, easements, and restrictions in county records, often going back 40 to 60 years, then issue a title commitment with exceptions and requirements.

What should Harrison condo and co-op buyers expect for title coverage?

• Condos follow a deed-based model with condo-specific endorsements. Co-ops involve shares and a proprietary lease, and lenders often require policy forms suited to co-op financing.

When will I receive my final title policy after closing in Harrison?

• The title company issues final policies after the deed and mortgage are recorded with the Westchester County Clerk and all post-closing items are completed.