What is the National Commercial Services Group? How does it differ from all other Chicago Title offices?
The National Commercial Services (NCS) Group is the national commercial division of Chicago Title Insurance Company whose mission is to manage its largest, most complex, multi-site title insurance transactions throughout the United States and Caribbean. Based in Philadelphia, Pennsylvania, the NCS group aggregates all of its internal resources within Chicago Title and its affiliates and agents to offer the most comprehensive title insurance resources in any one office. Our group works with national and local boutique law firms, real estate investment trusts, banks and investments institutions, commercial, industrial and residential developers, property managers, brokerage firms and real estate owned (REO) clients. The NCS staff is personally committed to developing innovative solutions for complex escrow, construction and other real estate transactions. From title order placement to final policy issuance, the NCS Group offers unparalleled solutions, resources and service – all with a human touch.
Chicago Title’s Philadelphia NCS sets itself apart by being the only title insurance operation both among our own Chicago Title operations as well as all of our competitors to offer all of the below real estate services under one roof. This comprehensive approach allows our operation to provide value-added customer service at highly-competitive rates.
What products and services are offered by Chicago Title?
- Title Insurance for the local Philadelphia area
- Title Insurance for all 50 states nationally
- Escrow Closing
- Construction Disbursing Review & Disbursement
- UCCPlus Insurance & Mezzanine Financing
- Earnest Money Escrow & Document Deposit Escrows
- 1031 Exchange & IPEX Tax Deferred solutions
- National Special Projects including multistate/multisite recording solutions
- National Title Information (www.Chicago.NTIWeb.com) website providing sample document forms, recording related fees and laws and customs for all 50 states
What is the function of your sales and account management department?
Chicago Title’s Philadelphia NCS Sales Department is comprised of account managers who pride themselves on providing the utmost customer service oriented solutions to today’s real estate transactions and issues. Our account management team specializes in handling transactions from the start of a transaction with competitive quotes and title order placement through all phases of the deal coordination including the underwriting and escrow closing process and, finally, through the post-closing follow-up stages of all deals including timely policy issuance.
Our team has a wide ranging client base including but not limited to national and local boutique law firms, real estate investment trusts, banks and investments institutions, commercial, industrial and residential developers, property managers, brokerage firms and real estate owned (REO) clients.
Our account management team also helps coordinate seminars and webinars for our clients to help keep them apprised of any new developments and coverage changes in the title and real estate industry.
If you do not have a current Chicago Title sales representative in our Philadelphia National Commercial Services group handling your transactions, please contact us and let us know more about your company so that we can contact you further and discuss how best we can assist in your title related needs.
Do you conduct any informational seminars or webinars for title insurance coverage and service?
We conduct regular title and escrow related seminars to help our clients keep abreast of any updated or anticipated coverage options and policy changes in the industry. We assist in introducing new associates and employees of our industry leading clients with Introduction to Title seminars which help walk them through title commitment and survey review, the escrow closing process, closing requirements and a typical closing transaction from start to finish.
We conduct informational online webinars throughout the year which highlight the current trends and upcoming changes in title related matters.
We also publish a quarterly e-newsletter which keeps ours customers apprised of upcoming Philadelphia NCS events, webinars and important developments in the title industry.
All of these informative solutions are available to our established clients. If you do not currently have a sales representative, please contact us and let us know more about your company so that we can include you and your team on relevant news and upcoming events.
What is Title Insurance and what benefits does it provide?
The title insurer will defend its insured against any covered lawsuit attacking title, and will either clear up title problems or compensate the insured for its loss. For a one-time premium, an owner's title insurance policy remains in effect as long as you retain an interest in the property.
How can there be a title defect if the title has been searched?
Title insurance is issued after a careful examination of documents filed in the public records. Even the most thorough search cannot absolutely assure that no title hazards are present, despite the knowledge and experience of professional title examiners and underwriting practices. In addition to matters shown by public records, numerous other title problems may exist that are not disclosed in a search.
What does Title Insurance protect against?
Here are just a few of the most common hidden risks that can cause a loss of title or create an encumbrance on title:
- Errors or omissions in recorded legal documents
- Mistakes in examining title records
- Fraud or forgery
- Erroneous or inadequate legal descriptions
- False impersonation of the true owner of the property
- Forged deeds, releases or wills, instruments executed under invalid or expired power of attorney
- Misinterpretations of wills and deeds by persons of unsound mind
- Deeds by minors
- Deeds by persons supposedly single, but in fact married
- Liens for unpaid estate, inheritance, income, real estate or gift taxes
What protection does title insurance provide against defects and hidden risks?
The title insurer will defend it’s insured against any lawsuit attacking title, and will either clear up title problems or compensate the insured for its loss. For a one-time premium, an owner's title insurance policy remains in effect as long as you, or your heirs, retain an interest in the property.
What does this ultimately mean to you?
The peace of mind in knowing that the investment you've made is a safe one. And, in the event of a title defect, you have a company who has been in business for over 165 years and holds the largest claims reserves in the industry to help protect you against costly errors and omissions.
What title companies are affiliated with Chicago Title Insurance Company?
Chicago Title is a member of the Fidelity National Title Group. Our Family of Title Insurance underwriters includes:
- Chicago Title Insurance Company
- Fidelity National Title Insurance Company
- Commonwealth Title Insurance Company
- Alamo Title Insurance Company
The Fidelity National Title Group Family of Companies represents the largest title insurance network in the world and our claims reserves are larger than all major competitors combined.
What is a construction disbursing?
Construction disbursing is the vehicle utilized by owners and/or lenders to obtain construction draws and title insurance coverages. Entered into by and among at least three parties (Including Fidelity National Title and Trust, as Escrowee), these written agreements provide for the deposit and disbursement of funds used to pay the cost of the construction of improvements to the land and, if so provided, related development costs.
What are the different types of Construction Disbursing Services available?
Construction Loan Escrow: This type of escrow provides that the Escrowee be prepared to furnish a Lender’s Title Policy and date down endorsements (to the extent such endorsement is available) to provide interim title insurance assuring the lender as to the validity, enforceability, and priority of its mortgage lien limited to the extent of the mortgage proceeds disbursed and to the extent such priority exists by law.
Owner’s Construction Disbursing with Insurance (aka “Armour Note “): Similar to the Construction Loan Escrow, this type of escrow is used when there is no loan. This type of escrow provides that the Escrowee be prepared to furnish an Owner’s Title Policy and date down endorsements (to the extent such endorsement is available) to provide mechanic’s lien coverage to the extent of the amount of funds disbursed through escrow and also to the extent of lien waiver documentation is reviewed by Escrowee.
Owner’s Construction Disbursing without Title: This escrow is used when there is no Lender or Owners Title Policy. In this instance, the Escrowee provides disbursement services only, yet the documentation is collected and reviewed is the same as the Construction Loan Escrow.
Outside Interim Certification: This escrow is used on those occasions when the Lender wants to make the disbursement of their construction loans themselves, yet requires title insurance coverage to protect the priority of their mortgage. The same documentation is required for an Outside Interim as for a Construction Loan Escrow.
How does a typical construction disbursing operate?
The following is a typical step-by-step process for a Construction Loan Escrow:
- Client places an order for title insurance with their Sales Representative. The construction loan closes and the client requests a Construction Loan Escrow.
- A Construction Disbursing Officer in the National Commercial Services Construction Disbursing Department is assigned to the project.
- The client discusses the specifics of the project with the Construction Disbursing Officer and receives a packet of forms, including a request for any additional underwriting requirements, if necessary, and an Escrow Agreement. The client returns the signed Escrow Agreement to the Construction Disbursing Officer, plus additional documentation, if needed.
- Monthly construction draws commence with the submission to the Construction Disbursing Officer of an Owners Statement and General Contractor Statement, and all other documentation required by the Escrow Agreement. The Construction Disbursing Officer reviews the documentation and coordinated with the Lender. If the documents are acceptable, funds are disbursed and the endorsement to the Lender’s Title Policy is issued.
- Upon completion of the final disbursement, the Construction Disbursing Officer will issue a final endorsement to the policy (if required) and will close out the escrow.
Do you conduct construction disbursing services just for commercial properties?
The National Commercial Services Construction Disbursing Department is able to provide construction disbursing services for commercial, industrial, retail, hospitality, governmental, institutional and agricultural properties.
For which underwriters can the National Commercial Services Construction Disbursing Department provide service?
The National Commercial Services Construction Disbursing Department can be an Escrowee for policies issued by any subsidiary in the Fidelity National Title Group, including Fidelity National Title Insurance Company, Commonwealth Land Title Insurance, Chicago Title Insurance Company, and Alamo Title Insurance.
What type of agreements and forms are needed to initiate a construction disbursing?
For any escrow in which National Commercial Services Construction Disbursing Department is to act as Escrowee, a fully executed, written Escrow Agreement is required. The forms of these agreements are specific to each type of Construction Disbursing and some may require preapproval by Underwriting.
Additionally, for any escrow in which title insurance is required, a title order must be opened and in place before the escrow agreement can be signed by the Escrowee.
What are the typical forms needed from the owner, general contractor and subcontractors for a construction disbursing?
Every escrow typically requires an Escrow Agreement, Owner’s Sworn Statement, General Contractor’s Sworn Statement, Owner’s Approval, Lender’s Approval [CAR] (if a lender is a party to the agreement), Architect’s Certification, Partial or Final waivers and W9 forms. Depending on the circumstances, we may require Indemnities from the owner and general contractor.
Who should we contact to initiate a construction disbursing with the National Commercial Services Construction Disbursing Department?
For further information on the services provided by the National Commercial Services Construction Disbursing Department, contact one of the Minneapolis NCS sales representatives.