Buying or selling a home is one of the largest financial decisions most people will ever make. Yet one of the most important players in that process — the title company — often gets selected without much scrutiny. That’s a costly oversight.
Real estate fraud is rising fast. According to the FBI’s Internet Crime Complaint Center, cybercriminals stole more than $275 million from over 12,000 victims through real estate-related fraud in 2025 alone — a sharp jump from $173.6 million the year before. CertifID’s State of Wire Fraud 2026 Report found that 60% of title professionals say fraud is getting worse, and 22% of homebuyers receive fraudulent communications during a transaction.
Beyond fraud, the right title company also determines how smoothly your closing goes — from the quality of the title search to how clearly your fees are explained. Choosing the wrong one can mean hidden charges, missed title defects, or a wire transfer that ends up in the wrong hands.
Question 1: How Do You Protect Clients from Wire Fraud and Closing Scams?
Start here. Wire fraud is the most urgent threat in real estate closings today, and your title company’s answer to this question tells you a great deal about how seriously they take client protection.
In a documented 2025 FBI case, a homebuyer wired more than $449,000 to a scammer who had impersonated their attorney via email. The funds were only partially recovered through rapid FBI intervention. Seller impersonation fraud — where criminals pose as property owners to fraudulently list or sell a home — is equally alarming. A CertifID survey found that 54% of real estate professionals encountered at least one seller impersonation attempt within a six-month period.
Ask your title company:
- Do you use a secure, verified platform for communicating wire instructions?
- How do you confirm the identity of all parties before funds are transferred?
- What is your protocol if a client receives suspicious or unexpected wiring instructions?
A reputable title company will have documented, specific answers — not vague reassurances. At Armour Title, rigorous identity verification and secure fund transfer protocols are built into every closing.
Question 2: How Thorough Is Your Title Search?
A title search traces the full ownership history of a property to identify any claims, disputes, or encumbrances that could affect your legal right to own it. It is the foundation of a sound real estate transaction — and not all title companies conduct it with the same level of care.
A superficial search can miss contractor liens, unpaid property taxes, boundary disputes, or conflicting ownership claims that surface only after you’ve taken possession of the home. At that point, resolving them is far more expensive and stressful than catching them before closing.
Ask your title company:
- How far back do you search public records?
- What types of defects and claims do you specifically look for?
- How do you handle a title issue if it’s discovered before closing?
The goal is to enter closing with confidence that the property’s title is clean — or to have any problems identified and resolved well in advance.
Question 3: What Title Insurance Policies Do You Offer, and What Do They Cover?
Title insurance is among the most misunderstood protections in a real estate transaction. Most buyers know their lender requires it — but many don’t realize that a lender’s policy only protects the lender, not them.
There are two distinct policies: a lender’s title insurance policy, which covers the mortgage lender’s interest, and an owner’s title insurance policy, which covers the buyer. If a title defect surfaces after closing and you don’t have an owner’s policy, you bear the financial consequences alone.
Ask your title company:
- Do you offer both lender’s and owner’s title insurance policies?
- What risks and claims are covered under each?
- Are there exclusions I should understand before closing?
- How long does coverage remain in effect?
An owner’s policy is typically a one-time premium that covers you for as long as you own the property. Given the stakes involved, it is one of the most straightforward and cost-effective protections available to any buyer.
Question 4: How Are Your Closing Fees Structured?
Unexpected closing costs are one of the most common frustrations buyers and sellers face. Fees can vary significantly between title companies, and without clear communication upfront, you may arrive at the closing table surprised by charges you didn’t anticipate.
A trustworthy title company will provide a transparent, itemized breakdown of every fee — early in the process, not the day before closing.
Ask your title company:
- Can you give me a complete, itemized estimate of all fees?
- Which charges are fixed, and which might change based on the transaction?
- Are there optional services I can add or decline?
- Do you bundle services, or price each one separately?
At Armour Title, we believe there should be no surprises at closing. Transparent fee communication is a standard part of how we work with every client.
Question 5: Who Will Be My Point of Contact Throughout the Process?
Real estate closings operate on tight timelines. Documents move quickly. Deadlines are firm. Questions come up without warning. The quality of your title company’s communication — and the accessibility of a dedicated contact — can determine whether your closing feels manageable or chaotic.
Before you commit, make sure you know exactly who will be managing your file and how they’ll keep you informed.
Ask your title company:
- Who will be responsible for my file from start to finish?
- How and when will I receive updates on the status of my closing?
- What is your expected turnaround time for questions?
- Is there support available if something comes up after closing?
Having a named, dedicated closing coordinator means you’re not passed from person to person when time-sensitive issues arise. It’s a small thing that makes a significant difference in the overall experience.
Closing: The Right Questions Lead to the Right Partner
Choosing a title company isn’t a formality. It’s a decision that directly affects the security of your funds, the integrity of your ownership rights, and the smoothness of one of the most significant transactions of your life.
These five questions give you a reliable framework for evaluating any title company — and for recognizing which ones take their responsibilities seriously. Fraud is increasing. Closings are complex. The partner you choose at this stage matters more than most people realize.
Armour Title is built around the transparency, security, and expertise that every buyer and seller deserves. From the initial title search to the final signature, our team is with you at every step.
Ready to get started? Contact Armour Title today to speak with a closing professional who is prepared to answer every question you have — before you need to ask twice.
