Title Insurance in Charleston Explained

Buying a home in Charleston comes with a lot of paperwork, and title insurance is one item that often raises questions. You want to protect your investment and avoid surprises after closing. In this guide, you’ll learn what title insurance covers, the difference between lender and owner policies, how costs work in West Virginia, who typically pays in Kanawha County, and what to expect at a local closing. Let’s dive in.

What title insurance is

Title insurance protects you and your lender from problems tied to a property’s past. It covers certain hidden defects in the chain of title, like undisclosed liens or recording errors, that could affect your ownership. It pays for legal defense and covered losses up to the policy amount. You pay a one-time premium at closing, and the policy insures past events, not future issues.

What it covers and what it does not

Common covered problems

• Undisclosed liens, including tax or contractor liens, missed in the search
• Fraud or forgery in prior documents, such as a forged deed or signature
• Improperly recorded or missing documents in the chain of title
• Unknown heirs or intestate claims
• Errors in recording or indexing

What it does not cover

• Problems that arise after the policy date
• Zoning or code issues, or physical defects in the home
• Unrecorded easements or boundary disputes that a survey would reveal, unless you add specific endorsements
• Risks listed as exceptions in your title commitment or policy

If the property has unique risks, you can ask about endorsements. Common add-ons include survey, access, mineral rights, or condominium endorsements. Endorsements increase protection for a fee and depend on your property type and title findings.

The title commitment you should review

Before closing, the title company issues a title commitment. This document outlines the coverage to be issued, exceptions that are not covered, and steps needed to clear title. Read it closely and ask the title company to explain anything that is unclear. If an exception concerns you, ask whether it can be cleared or if an endorsement can address the risk.

Lender policy vs owner policy

Lender’s title policy

• Purpose: Protects the lender’s mortgage interest
• Amount: Generally equals the loan amount
• Duration: Remains in force for the lender until the loan is paid off
• Requirement: Usually required by the lender as a condition of financing

Owner’s title policy

• Purpose: Protects your ownership interest and pays covered defense and losses
• Amount: Usually equals the purchase price or stated insured value
• Duration: Typically lasts as long as you own the property, and may continue for your heirs based on policy language
• Recommendation: Strongly recommended, because the lender’s policy protects the lender, not you

Who pays in Charleston and Kanawha County

Who pays for the owner’s versus the lender’s policy can vary by contract and local custom. In some markets sellers pay for the owner’s policy while buyers pay for the lender’s policy, but that is not universal. In Charleston and across Kanawha County, practice can differ by brokerage and transaction. Confirm the split with your agent and the title company, and make sure the sales contract clearly states who pays for which items.

Cost and timing in West Virginia

Title insurance is a one-time premium paid at closing. The amount depends on the policy amount, which is tied to the purchase price for an owner’s policy and the loan amount for a lender’s policy. Premiums also reflect any endorsements you choose. Separate closing items like escrow or settlement fees, recording fees, and transfer taxes will appear on your closing statement.

In West Virginia, title insurance is regulated at the state level by the West Virginia Office of the Insurance Commissioner. Local title companies are licensed and follow state rules. Because pricing can vary by company and coverage choices, ask for a written premium quote and compare side by side.

For a complete picture of your costs, request an itemized estimate or review your lender’s Loan Estimate and, later, your Closing Disclosure. These will show premiums, endorsements, recording charges, and transfer taxes specific to your property and loan.

How long title work takes

For a routine property, the title search and commitment usually take a few days to about a week. If the history is complex, such as unresolved liens or probate matters, it can take longer. Your closing date often depends on how quickly any title requirements can be cleared.

When you receive the final policy

Your final owner’s and lender’s policies are issued after closing and recording of the deed. Many title companies deliver the owner’s policy within days to a few weeks after the deed is recorded.

How Charleston closings work

A typical Kanawha County closing involves the buyer and buyer’s agent, the seller and seller’s agent, your lender if you are financing, and a title company or closing agent. Some closings also involve a closing attorney or notary, depending on local practice. The title or closing agent coordinates the search, handles escrow, prepares documents, and records the deed and mortgage after signing.

Deeds and mortgages are recorded with the Kanawha County Clerk’s Office. Recording makes your ownership public record. Once recording and funding are complete, keys are typically released, and the title company finalizes issuance of the owner’s policy.

Typical steps from contract to keys

1. Title search and title commitment are completed and provided to the parties.
2. Your lender reviews title and sets any requirements for closing.
3. The closing date is scheduled and the settlement statement or Closing Disclosure is prepared.
4. You sign loan documents, the deed is executed by the seller, and other affidavits and disclosures are signed.
5. You provide funds to close by wire or cashier’s check, based on the closing instructions.
6. The title company records the deed and mortgage with the county clerk.
7. After recording and funding, you receive keys.
8. The title company issues the final owner’s policy and delivers copies to you and your lender.

What to bring to closing

• Government-issued ID for all signers
• Certified funds or a confirmed wire for your cash to close
• Homeowner’s insurance declaration page if you are financing
• Signed Closing Disclosure and loan documents, as directed by your lender
• Any required payoff information if you are selling a property

Security tip: Always verify wire instructions by calling the title company using a known, independently verified phone number. Do not rely on email alone.

Smart next steps in Charleston

• Ask your agent for 2 to 3 recommendations for licensed title companies or closing attorneys with Kanawha County experience.
• Request written title premium quotes and a sample title commitment so you can compare exceptions and fees.
• Confirm in your contract who pays for the owner’s policy, lender’s policy, endorsements, and recording fees.
• Review the title commitment line by line and ask the title company to explain any exceptions or curative requirements.
• Verify recording fees and any transfer taxes with your title company so they appear accurately on your Closing Disclosure.
• Discuss endorsements that fit your property, such as survey or access coverage, especially for older homes or rural parcels.
• Stay alert for wire fraud and confirm any changes to instructions by phone.

Local expertise you can trust

You deserve clear guidance and a smooth closing. With deep roots in Charleston and Kanawha County, our team helps you understand your title options, compare quotes, and keep your transaction on track from contract to keys. If you have questions about coverage or who should pay for what in your deal, we are happy to walk you through it and coordinate with your title partner.

Ready to move forward with confidence? Reach out to schedule a quick consult. You will get local insight, practical next steps, and a plan that fits your goals.

If you are exploring your next move in the Kanawha Valley or beyond, connect with Christina Di Filippo for a friendly, no-pressure conversation about your options.

FAQs

What does owner’s title insurance cover for Charleston buyers?

• It helps protect your ownership from past title defects, such as undisclosed liens, recording errors, or fraud, and pays covered legal defense and losses up to the policy limit.

Do I need an owner’s policy if my lender already requires one?

• Yes, the lender’s policy protects only the lender’s interest, while the owner’s policy is what protects you and your equity.

How much does title insurance cost in West Virginia?

• Premiums are one-time fees based on the policy amount and any endorsements, plus separate closing and recording charges; ask local title companies for written quotes.

Who usually pays for title insurance in Kanawha County?

• It is negotiable and can vary by transaction; confirm the split in your purchase contract and with your title company or agents.

How long does the title search take in Charleston?

• Routine searches often take a few days to a week, while complex title histories may add time until issues are cleared.

When will I receive my final owner’s title policy?

• After closing and recording at the Kanawha County Clerk’s Office, most title companies deliver the owner’s policy within days to a few weeks.