Buying in Stone Oak and wondering what title insurance actually does for you? You are not alone. Between contracts, surveys, and HOA paperwork, it is easy to overlook this one-time policy that protects your ownership rights. In this guide, you will learn what title insurance covers in Texas, who typically pays in San Antonio, how costs work, and what to do at each step so you can close with confidence. Let’s dive in.
Title insurance basics in Texas
Title insurance protects you from covered title defects that existed before closing but were not found during the title search. Examples include undisclosed liens, clerical errors in the public record, forged signatures in prior deeds, and missing heirs.
Unlike other insurance, it is a one-time premium you pay at closing. The owner’s policy stays in effect for as long as you or your heirs own an interest in the property. If you finance, your lender will require a separate lender’s policy that protects the lender’s lien.
Texas regulates title insurance through the Texas Department of Insurance. Base premium rates and policy forms follow statewide rules. That means you will see more variation in escrow or closing fees and endorsements than in the base premium for a standard policy.
Owner’s vs. lender’s policies
Owner’s policy
An owner’s policy protects your equity in the home, usually up to the purchase price or an amount you choose. Coverage continues for you and often your heirs or successors.
Lender’s policy
A lender’s policy protects the mortgage lender up to the outstanding loan amount. It does not protect your equity. If you take out a mortgage, your lender will require this policy.
What title insurance covers
Title insurance typically covers:
- Forgery, fraud, or mistakes in public records
- Unknown heirs or missing signatures in prior transfers
- Undisclosed liens or encumbrances that take priority over your ownership
- Errors in recording or indexing of documents
- Certain access or boundary issues, which may require endorsements
What is not covered
Standard policies generally exclude:
- Zoning, land-use, or building code violations
- Problems you knew about and did not disclose before the policy date
- Matters you create after closing
- Unrecorded easements and some survey or boundary issues unless endorsed
- Environmental contamination
Endorsements to consider
Depending on the property and your plans, talk to your title company about optional endorsements, such as:
- Survey endorsement that insures against certain boundary or encroachment issues
- Access endorsement to confirm legal access to the property
- Mechanic’s lien endorsement if recent work was completed
- Zoning endorsement for limited zoning-related protections
- Construction or gap endorsements when timing or new builds are involved
Costs and who pays in San Antonio
How premiums work
Title insurance is priced as a single premium based on your purchase price for an owner’s policy and on your loan amount for a lender’s policy. In Texas, base rates are regulated. You will still see separate charges for escrow or closing services, endorsements, and recording fees.
Who usually pays in Stone Oak
Custom in many Texas transactions, including San Antonio and Stone Oak, is that the seller pays the owner’s policy and the buyer pays the lender’s policy. This is not a rule. It is negotiable and defined in your purchase contract, so confirm the allocation with your agent and title company.
Other title and closing costs
As a buyer, you may also see:
- Lender’s title policy premium
- Lender-required endorsements
- Escrow or closing fees, often shared by contract
- Recording fees for deed and mortgage
- Survey and HOA document or estoppel fees, which may be negotiated
Texas does not have a state real estate transfer tax, though standard recording fees apply.
Estimating your premium
Ask the title company for a written estimate as soon as your contract is executed. Because base premiums are regulated, compare at least two quotes for service, endorsements, and escrow fees. Request that all anticipated endorsements and fees are itemized in writing.
Timeline from contract to closing
Here is what usually happens in a Stone Oak purchase. Exact timing depends on your contract and lender.
- Contract execution: The contract names the title company. Your lender is notified and a title order is opened.
- First few days: The title company performs the title search and begins drafting the title commitment.
- Commitment period: You receive the title commitment well before closing, often 7 to 30 days in advance. It lists requirements to clear title and the exceptions that will appear in your policy.
- Clearing issues: The title team coordinates payoffs, releases, and any curative documents. Your agent tracks progress.
- Closing day: Funds are disbursed, documents recorded, and your policies are issued after recording. Delivery is commonly by mail or electronically.
Buyer checklist for Stone Oak
Use this quick checklist to stay on track:
- Early in escrow: Confirm who is paying for the owner’s policy and who chose the title company per your contract. Ask your lender about required endorsements and whether a survey is needed.
- After contract: Request the title commitment and a written estimate of all title and escrow fees. Review exceptions with your agent and title officer.
- One to two weeks before closing: Ask which exceptions will remain on your policy and what endorsements are advisable. Confirm timing for clearing any open requirements.
- Closing: Verify final title and escrow charges on your closing disclosure. Confirm when and how your owner’s policy will be delivered and request copies of recorded documents.
Stone Oak and Bexar County nuances
- HOA covenants and restrictions: Many Stone Oak subdivisions have HOAs. Your title commitment will list recorded covenants, conditions, and restrictions. Ask whether HOA estoppel letters or dues payoff statements are needed and who pays.
- Recent improvements: If the seller completed recent construction, confirm mechanic’s lien releases or ask about a mechanic’s lien endorsement.
- Surveys and boundaries: If there is no recent survey, ask whether your lender requires one and whether a survey endorsement is available. In established neighborhoods, easements and boundary exceptions can be common.
Risks and how to reduce them
- Undisclosed liens or judgments: Title insurance provides defense and may cover financial loss. Verify payoffs are scheduled and reflected on the closing disclosure.
- Forged or defective prior deeds: Covered under standard policies when applicable. Review the title commitment early to spot issues.
- HOA compliance and assessments: The commitment shows recorded covenants. Request HOA estoppel letters to identify outstanding assessments. Note that compliance with covenants is not typically insured.
- Boundary questions: If you plan a fence, pool, or addition, consider ordering a survey and adding a survey endorsement.
What to ask your agent and title rep
Use these prompts to get clear answers fast:
- “Please send the title commitment and a complete estimate of title and escrow fees within 48 hours of contract execution.”
- “Who is paying the owner’s title policy under our contract, and is that shown on the current closing statement?”
- “Which exceptions will remain on my owner’s policy, and what endorsements do you recommend for this property?”
- “Does my lender require specific endorsements or a current survey?”
- “What is the estimated time to clear all title requirements, and could that affect our closing date?”
The bottom line
Title insurance is a one-time cost that helps protect your ownership in a Stone Oak home. In many San Antonio deals the seller pays the owner’s policy and the buyer pays the lender’s policy, but the contract controls, so confirm your allocation early. Request your title commitment promptly, review the exceptions, and ask about endorsements that fit your property and plans. When you stay ahead of the details, closing becomes much more predictable.
If you would like a clear plan for your Stone Oak purchase, schedule a quick consult with Nichole Eckmann. Our team’s concierge approach, frequent communication, and local expertise help you move forward with confidence.
FAQs
Do Texas buyers need an owner’s title policy?
- No law requires it, but it is strongly recommended because it protects your equity against covered pre-closing title defects for as long as you own the property.
Who usually pays the owner’s policy in San Antonio?
- Customarily the seller pays the owner’s policy and the buyer pays the lender’s policy, but this is negotiable and set by your executed contract.
How long does a title search and commitment take in Bexar County?
- Many commitments arrive 7 to 30 days before closing, depending on complexity and how quickly records and payoffs can be assembled.
Will title insurance cover survey or boundary issues in Stone Oak?
- Standard policies often exclude many survey or boundary matters, but a survey endorsement can insure against specific risks when supported by an acceptable survey.
How do I estimate my title premium in Texas?
- Ask your title company for a written estimate based on your purchase price and loan amount, and request itemized escrow fees and required endorsements for a complete picture.
