You work hard to find the right home in Sandy Springs. The last thing you want is a surprise claim on the property after you move in. Title insurance helps guard your investment and peace of mind, but many buyers are unsure what it actually covers or how much it costs in Fulton County. In a few minutes, you will understand lender versus owner policies, common local title risks, costs you might see at closing, and what to ask before you sign. Let’s dive in.
What title insurance covers
Title insurance protects you against financial loss from defects in the property’s ownership history that existed before you bought the home. These are issues that a records search missed or that happened due to errors, omissions, or fraud in the chain of title. If a covered problem comes up, the policy can pay legal defense costs and covered losses up to the policy limit.
Unlike homeowner’s insurance, which you pay annually, you pay for title insurance once at closing. Protection then lasts as long as you or your lender have an insured interest.
A title company will examine Fulton County public records and issue a title commitment. This document lists exceptions and any problems that must be cleared before closing. You should review the commitment with your agent and lender so you know what will be fixed and what exceptions remain.
Lender policy vs. owner policy
Understanding the two policy types will help you choose the right protection.
Who each policy protects
- Lender’s policy protects the mortgage lender’s interest up to the loan amount. Lenders generally require it to approve the loan.
- Owner’s policy protects your equity and legal ownership up to the purchase price or stated amount. It is optional but strongly recommended.
How long coverage lasts
- Lender’s policy remains until you pay off the mortgage.
- Owner’s policy usually stays in force for as long as you or your heirs hold an interest in the property for covered matters that existed on the policy date.
What each policy costs
- The lender’s premium is based on your loan amount.
- The owner’s premium is based on the purchase price. In Georgia, many insurers offer simultaneous-issue or reissue credits when both policies are purchased together. That can reduce total cost.
Why an owner policy matters
If a defect surfaces after closing, the lender’s policy protects the lender, not you. An owner’s policy helps cover your legal defense and potential loss of equity for covered issues. Buying both policies gives you and your lender complete protection.
Common title risks in Sandy Springs and Fulton County
Every property has a unique history. Here are issues a title search and policy are designed to address in our area.
Liens and unpaid debts
- IRS or state tax liens that were not paid or properly released
- Contractor or mechanic’s liens from unpaid work
- Judgment liens against a prior owner
Boundaries, easements, and access
- Encroachments over lot lines or onto easements
- Unrecorded or overlooked easements that affect how you use the property
- Access or right-of-way questions, especially in older subdivisions or near private roads
In parts of Sandy Springs with small-lot subdivisions or older plats, lenders may ask for a current boundary or ALTA/NSPS survey to confirm access and improvements. Ask if a survey endorsement is needed for the coverage you want.
Records errors and fraud
- Incorrect legal descriptions or misindexed documents
- Forged signatures or identity theft leading to invalid deeds
- Recorded mortgages that were not properly released after payoff
HOA, zoning, and covenants
- Restrictive covenants or HOA declarations that limit use
- Zoning issues discovered after closing that affect planned improvements
A strong local title examiner who knows Fulton County’s indexing and recording practices can reduce the chance of missed items, but title insurance is your backstop if a covered defect still slips through.
What it costs in Fulton County
Exact premiums and fees vary by property and provider. Title insurance rates in Georgia follow state rules or filed rates, and local companies can give precise quotes. Here is how costs are typically structured so you can plan and compare.
Main cost drivers
- Purchase price for the owner’s policy
- Loan amount for the lender’s policy
- Simultaneous-issue or reissue credits when both policies are issued
- Endorsements your lender requires or you request
- Off-record curative work, such as clearing liens or preparing affidavits
- Depth and complexity of the title search, especially for older chains of title
Typical closing fees and taxes
While amounts vary by deal and provider, you may see these line items on your Closing Disclosure:
- Recording fees paid to the Fulton County Clerk of Superior Court for the deed and mortgage
- State intangible recording tax on new mortgages, commonly calculated at $2.00 per $1,000 of the loan amount. Always verify the current rate and computation with Fulton County or the Georgia Department of Revenue before budgeting
- Title search and examination fee, and the title commitment
- Survey fee if your lender requires a boundary or ALTA/NSPS survey
- One-time owner and lender policy premiums at closing
- Settlement or closing fee charged by the title company or settlement agent
- Recording courier, wire, and payoff fees
Who pays for the owner’s and lender’s policies can be negotiated in your purchase contract. In metro Atlanta, it is common to negotiate these costs along with other closing items.
How to save with simultaneous-issue credits
When you buy both policies at the same time, many title insurers offer a reduced rate on one of the policies. Ask for written quotes that show any simultaneous-issue or reissue credits. Comparing these credits across providers can lead to meaningful savings.
The title process, step by step
Here is what you can expect between contract and closing in Sandy Springs:
- Open the order. Your lender or chosen title company opens the title file after your contract is signed.
- Title search and commitment. The examiner reviews Fulton County records and issues a title commitment listing requirements and exceptions.
- Resolve defects. The title company works to cure issues such as liens, judgments, or missing releases. Ask for updates in writing so you know what will be cleared before closing.
- Endorsement decisions. Your lender may require endorsements such as survey, access, or zoning. Confirm what each endorsement covers and costs.
- Closing. You review the Closing Disclosure or settlement statement, sign loan and transfer documents, and pay closing costs.
- Recording and policy issuance. The deed and mortgage are recorded, then the policies are issued once recording is confirmed and conditions are satisfied.
In Georgia, real estate attorneys commonly participate in closings. If you want legal review or the property has complex title issues, an attorney can help with curative actions or quiet-title work.
Smart questions to ask before closing
Use this quick checklist to stay in control:
- Who is issuing the policies and who is the licensed agent handling my file?
- What are the exact owner and lender premiums, and what simultaneous-issue or reissue credits apply?
- Which endorsements are required by my lender, and what does each one cost and cover?
- How far back will the title search look, and are there any gaps in the chain of title?
- What exceptions appear in the title commitment, and who is responsible for clearing them?
- What are the estimated recording fees, intangible tax, and other county charges on this transaction?
- Will my owner’s policy include survey coverage, or do I need a survey endorsement and current survey?
- When will I receive the title commitment and the final settlement statement for review?
If a title defect appears after closing
Notify your title insurance company and agent immediately. Your policy requires prompt notice. The insurer will evaluate the claim, provide legal defense if covered, and pay covered losses up to the policy limit, subject to the policy terms.
Final thoughts for Sandy Springs buyers
In a competitive market from Riverside to Spalding Drive and across North Metro Atlanta, you want no surprises after closing. Title insurance is a one-time purchase that helps protect your equity and your right to enjoy the home. Get written quotes from at least two local title providers, compare simultaneous-issue credits and endorsements, and review your title commitment early so you can close with confidence.
If you want a clear, calm path from contract to keys, our team is here to guide you. Connect with Julia Sosa-Rocha to discuss your purchase, compare title quotes, and line up the right protections for your Sandy Springs home.
FAQs
Is title insurance required for a Sandy Springs home purchase?
- Lenders usually require a lender’s title policy to fund the loan; an owner’s policy is optional but recommended to protect your equity and provide legal-defense coverage for covered issues.
What is the difference between a lender’s and an owner’s title policy?
- A lender’s policy protects the lender up to the loan amount, while an owner’s policy protects you up to the purchase price or stated amount for covered defects that existed before you bought the home.
How much does owner’s title insurance cost in Fulton County?
- The premium scales with the purchase price and any endorsements, with potential simultaneous-issue credits when you also buy a lender’s policy; request a written quote from a local title provider for exact pricing.
Who pays for the owner’s and lender’s policies in metro Atlanta?
- Payment is negotiable and set by the purchase contract; discuss with your agent early so costs are allocated the way you prefer.
Will my policy cover boundary or survey problems in Sandy Springs?
- Only if your policy includes survey coverage or a survey endorsement; ask your lender and title company whether a current boundary or ALTA/NSPS survey is required and what coverage it provides.
How long does an owner’s title policy last?
- It generally remains in force for as long as you or your heirs hold an interest in the property for covered matters that existed on the policy date.
What county-level fees should I expect at closing in Fulton County?
- You will typically see recording fees for deeds and mortgages and an intangible recording tax on new mortgages; verify the current fee schedule and tax rate with the county or your title provider before closing.
