... title policies are issued on less than adequate searches.  This isn't really a RESPA issue - it is another example of declining standards in our industry that affects consumers in a negative way.  This is something that the underwriters should change - they should not permit any policies to be issued without an adequate search.  If the underwriters are willing to accept the risk of short searches, perhaps the states need to legislate a change.

The worse this practice gets, the more title insurance starts to look like property and casualty insurance... and that just isn't what title insurance is supposed to be.  As I have stated many times, the industry loves to justify its premiums by explaining the "thorough process" used to issue policies, but it just isn't done anymore.  It is no wonder everyone is complaining about the cost of title insurance.

Best,
Robert A. Franco
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