I would agree with you that it would be difficult to point to any ONE component as THE MOST IMPORTANT part of a real estate transaction.  However, I would argue that the search is the MOST IMPORTANT part of the title insurance process.  And, that is not to detract from the importance of the other parts of it.  But, without a good, thorough title search, the rest of process cannot function properly. 

Even the most diligently prepared title policy issued by the most reputable title agent, will not adequately serve the needs of the parties if it is based on a search of poor quality.  The title agent can only clear problems that are properly brought to their attention in a thorough search. 

I too wear both hats and I would be scared out of my mind if I couldn't trust that my abstractors were skilled professionals providing me with a reliable search.  Obviously, I would be subject to unknown claims no matter how well I did my job after receiving a lousy search.

Best,
Robert A. Franco
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