Georgia Title Insurance for Decatur Homebuyers, Explained

You are days from closing on a home in Decatur and your lender is asking about title insurance. If you are wondering what you actually need, who pays for what, and how to avoid last‑minute surprises, you are not alone. Title insurance can feel technical, but a clear overview makes it simple. In this guide, you will learn the difference between owner and lender policies, typical Decatur closing costs, what title insurance does and does not cover, and the key questions to ask before you sign. Let’s dive in.

Owner vs. lender policies

Owner’s title insurance protects you, the property owner, from covered title defects that existed before closing. If a covered issue surfaces later, the policy pays for your legal defense and covers losses up to the policy limit, which is usually the purchase price. Coverage lasts as long as you hold title, and often extends to your heirs.

Lender’s title insurance protects your lender’s security interest in the property. It is required by most lenders and lasts until the loan is paid off or refinanced. It does not protect your equity or your ownership rights.

Here is what to remember:

• You typically pay a one-time premium for each policy at closing.
• The lender’s policy is usually required with a mortgage.
• The owner’s policy is optional under the law but strongly recommended because it protects your investment.

What title insurance covers

Common protections for owners

An owner’s policy addresses defects in the chain of title that predate closing, including:

• Forged deeds or releases
• Undisclosed or missing heirs who later claim an interest
• Recording errors or improperly recorded documents
• Certain survey-related issues or encroachments if you add the right endorsement
• Liens or encumbrances that were not discovered in the title search, if covered

If a covered claim happens, the policy provides legal defense and financial protection up to your policy limit.

Standard exclusions and exceptions

Title insurance is not a catch‑all. Common exclusions include:

• Matters you knew about but that were not listed in the policy
• Zoning or building code issues, or unrecorded easements, unless endorsed
• Environmental concerns such as soil contamination
• Rights of parties in possession not shown in public records (like unrecorded leases)
• Issues a current, accurate survey would have revealed unless you buy a survey-related endorsement

Endorsements that add protection

Endorsements are optional add‑ons that expand coverage and usually cost a modest amount. In Decatur, buyers often consider:

• Survey or Location endorsement for encroachments or boundary risks
• Access endorsement to confirm legal access to a public road
• Condo or restrictive covenant endorsements when applicable

Ask your title company which endorsements fit the property and what they cost.

What it costs in Decatur

Typical closing line items

On your Closing Disclosure and settlement statement, expect to see:

• Title insurance premiums for the owner’s policy and lender’s policy
• Title search or examination fee
• Settlement or closing fee (the cost to conduct the closing and disburse funds)
• Recording fees paid to DeKalb County for the deed and mortgage
• Closing Protection Letter (CPL) fee when a lender is involved
• Small items such as courier, document prep, and notary fees

How premiums are calculated

Title insurance premiums are one-time costs based on state-filed rates or underwriter schedules. The owner’s policy is typically based on the purchase price, and the lender’s policy is based on the loan amount. Other title-related fees are either flat charges or follow a posted fee schedule.

While exact Georgia rates vary by company and filing, nationwide patterns place many owner’s policy premiums in the approximate range of 0.4% to 1.0% of the purchase price. For example only, on a $350,000 home, 0.5% would be $1,750 and 0.75% would be $2,625. Your title company will provide the precise figure for your transaction.

Who usually pays in our market

Payment is negotiable and set by the contract. In many Georgia markets, sellers often pay for the owner’s policy and buyers pay for the lender’s policy. That said, customs shift with market conditions. Always confirm what your contract states and ask your agent and title company what is customary in Decatur and DeKalb County right now.

How closings work in Georgia

Who orders and issues the policy

The title company or settlement attorney orders the title search and issues a title commitment before closing. Your lender coordinates the lender’s policy. The owner’s policy is typically issued at closing once the deed and mortgage are recorded and funds are disbursed.

Recording with DeKalb County

DeKalb County collects recording fees for deeds and mortgages. Amounts change from time to time and will appear on your Closing Disclosure. For exact current fees, ask your title company. Your settlement team handles recording as part of the closing process.

Fraud prevention and CPLs

Wire fraud is a real risk. Get wiring instructions in writing and verify them by calling the title company at a known, trusted number before you send funds. Lenders often require a Closing Protection Letter, which is issued by the title underwriter to protect against certain acts of fraud or mishandling by the settlement agent.

A Decatur buyer’s checklist

Before you sign

• Ask for a written quote for both the owner’s and lender’s premiums.
• Review the title commitment and ask which exceptions will carry over to your owner’s policy. Request removal or resolution of any that can be cured.
• Discuss endorsements that may fit the property and get itemized costs.
• Confirm who pays for each title-related fee under your contract.
• Request the title company’s wiring instructions and confirm how they will verify wires to prevent fraud.

On Closing Disclosure day

• Compare premium amounts and title fees to the earlier written quote.
• If you have a loan, confirm the lender’s policy premium is correct for your loan amount.
• Ask for an itemized breakdown of any search, exam, or settlement charges you do not recognize.

After closing

• Expect the owner’s policy electronically or by mail. If you do not receive it within a few weeks, follow up with the title company.
• Store your policy and recorded deed with your important documents.

Red flags to address early

• No written title premium quote before closing
• Unusually large or unclear title or settlement fees
• Last-minute changes to wiring instructions
• Significant unresolved title exceptions, like liens or unclear easements, left open at closing

Local notes for Decatur buyers

Decatur and nearby intown neighborhoods include many older homes and established lots. Boundary lines and encroachments can be more complex on older plats. A current survey and a survey-related endorsement can help reduce risk. Ask your title company whether local practice favors any specific endorsements for your property type.

Who pays for the owner’s policy can depend on negotiation and market conditions. Have your agent confirm current custom in Decatur before you write your offer. Many buyers also prefer that a Georgia real estate attorney review documents or attend closing, which is a common practice across the state. Your settlement team can coordinate this if you choose.

Key takeaways

• The lender’s policy protects the lender. The owner’s policy protects you and is strongly recommended.
• Title insurance is a one-time cost at closing. Exact amounts come from the title company’s rate schedule.
• Who pays is negotiable; verify what your contract says and what is customary in Decatur today.
• Review the title commitment, ask about exceptions and endorsements, and verify all fees on your Closing Disclosure.
• Protect your funds by confirming wiring details directly with the title company over a known phone number.

If you want a calm, well-managed closing with clear answers at every step, connect with a local expert who guides buyers through Decatur transactions every week. For personal guidance and a smooth path to the closing table, reach out to Sherry Poland.

FAQs

What is the difference between owner’s and lender’s title insurance?

• The owner’s policy protects your ownership and equity, while the lender’s policy protects the lender’s interest until the loan is paid off.

Do I have to buy an owner’s title policy in Georgia?

• No, it is optional under the law, but most buyers choose it because it covers legal defense and losses from certain pre-closing title defects.

How much does title insurance cost in Decatur?

• Premiums are one-time charges based on state-filed rates; request a written quote from your title company for exact costs and check your Closing Disclosure.

Who usually pays for the owner’s policy in Decatur?

• It is negotiable; in many Georgia deals sellers pay the owner’s policy and buyers pay the lender’s policy, but confirm local custom and your contract.

What does an owner’s policy not cover?

• It generally excludes zoning or building code issues, environmental conditions, unrecorded rights, and survey matters unless you add specific endorsements.

What endorsements should I consider in older Decatur neighborhoods?

• Ask about a survey or location endorsement, access coverage, and any condo or restrictive covenant endorsements that suit the property.

How do I protect my closing funds from wire fraud?

• Only use wiring instructions provided by the title company and verify them by calling a known phone number before sending any money.