I've noticed that there has been a large turnover in the Title Companies personnel from owner to researchers and the newbies may know very much about title search and their way around a Title Policy.
What they are lacking is the understanding and background of using the knowledge base that is in their own offices and their way around the Clerk's Office.
I've told them so many times that I know they have a copy of what they are asking for because I sent it to them 20yrs ago because they have always insisted upon retaining an original of everything produced for every survey that passes thru their door.
Newbies, they try to waste my time every day.
😉
I have on a few occasions had serious problems with title people, enough to make me scream in frustration. But 99% of the time I'm on the best terms with the title officers both here in Tucson and in Phoenix. They love me, love my work, recommend me highly to clients, and, send me any recorded information I need by return e-mail, no charge. All of them know they are free to pick up the phone and I'll gladly chat with them about survey problems. Much better this way.
A Harris, post: 338902, member: 81 wrote: I've noticed that there has been a large turnover in the Title Companies personnel from owner to researchers and the newbies may know very much about title search and their way around a Title Policy.
I'd say that with few exceptions that has not been my experience. The old-time title insurance model has given way to the actuarial model relying upon shorter chains of title and calculating that it is cheaper to pay a few claims than to do as much research as used to be the norm.
That tends to be less true in rural counties where there may only be one abstract company writing title insurance, but many of those have been bought out by the national title insurance companies with the result that the back plant operation has been reduced to a skeleton under the actuarial model.
It all seems to boil down to competing theories of profitability. In theory, if you do a good enough job of title research, you have very few claims to pay. However, that quality of research is expensive, so the competing theory is that a level of research less than exhaustive will be more profitable.
The land title industry has changed. As a surveyor, it is not necessarily for the better. In some respects it has helped my business. I perform my own land title research on many projects. This is some of the easier revenue we earn- measured as a dollars for effort. In most cases, the attorneys are willing to pay us to check the title work -they've experienced the same changes in services from the title companies.
In fairness, the land surveying industry has changed. Like the title industry, it is not necessarily for the better. We have "professionals" swearing their RTN systems are accurate to 1cm- with the misunderstanding they are misusing the equipment; establishing entire boundaries with any two monuments-ignoring calls to senior conveyances; failing to file maps- even when it is required by law; sending out a 1 man crew in dangerous urban or rural settings; not carrying the proper workman's comp (a young surveyor, a friend, was recently hit by a car and hurt very badly. Turns out the licensed surveyor, his grandfather, didn't carry workman's comp- sorry pal.); not paying their staff prevailing wage when required; not paying travel time-undercutting competitors at the expense of the employees. In comparison, I can live with and correct, poor title work. I cannot compete with dishonest business practices.
Taken from the title industry forum (er):
A surveyor is complaining about our title industry:
Paden states "I told the folks over there I checked my own work and if they had surveyor on staff he was welcome to review and sign any changes".
In reference to the original project cost "The last one cost about $7500 and I would be requiring 50% retainage before beginning the work".
Alas, "I explained that even though there was a typo on the document, it was recorded and signed by the mayor and council and the janitor, and I'm not going to completely redo something over a typo".
Boundary establishment can be difficult and subject to evidence based discretion. Spelling and/or numbers? Not so much. For another $500 could they get a document that doesn't have to be amended on the last day due to typographical errors? Maybe a second set of eyes to check the work? The current methodology of proclaimed self checking doesn't seem to be working.
Hopefully, the typographic error wasn't a section, township, or range number or possibly, the elevation of a benchmark.
Just sayin'.
DWoolley