Homeowner Support
Title Services for Home Buyers & Sellers in New York
Buying or selling a home is one of the biggest financial decisions you’ll make. We make sure the title side of your transaction is handled correctly, so you can close with confidence.
Protecting Your Investment with Clear Title
When you buy a property, you’re not just buying the building. You’re buying the legal right to own it. That’s where title comes in.
A title search verifies that the seller actually owns the property and identifies any liens, judgments, or easements that could affect your ownership.
Since 1985, Spano Abstract has been protecting New York homeowners. We work with your attorney to find problems before they become your problems.
Why It Matters
Verified Ownership: Ensures the seller has the legal right to transfer the property.
Financial Protection: Title insurance covers legal fees and losses from covered risks.
For Home Buyers
1
Title Search
We verify seller ownership and identify any liens or encumbrances attached to the property.
2
Title Report
We provide a detailed report for your attorney to review and resolve any issues before closing.
3
Title Insurance
You’ll receive a policy protecting you against fraud and defects—a one-time fee for life-long protection.
4
The Closing
We coordinate with all parties to ensure documents are recorded and your title is secure.
For Home Sellers
Ownership Verification
The search confirms your right to sell and identifies any liens that must be satisfied.
Clear & Marketable Title
We work with your attorney to ensure you deliver title free of unexpected claims.
Payoff Coordination
We coordinate with your lender to obtain payoff statements for your existing mortgage.
Problems We Help Solve
Unpaid Liens
We coordinate with lienholders to obtain releases for unpaid taxes or judgments.
Mortgage Payoffs
We follow up with slow lenders to ensure existing mortgages are released promptly.
Estate Issues
We navigate probate complexities to ensure legal transfer of inherited properties.
Chain of Title Gaps
We fix missing deeds or prior errors through corrective documents and legal remedies.
Boundary Disputes
We resolve encroachment issues identified by property surveys.
Responsive Experts
Our 40 years of experience means we’ve seen and solved it all before.
Common Questions About Title
While it’s not legally required, it’s strongly recommended. New York real estate transactions are complex, and most buyers and sellers work with attorneys to protect their interests. Your attorney will coordinate with the title company on your behalf.
Title insurance rates in New York are regulated by the state, so all title companies charge the same rate. The cost is based on the purchase price or loan amount. Your attorney or title company can provide a specific quote.
Lender’s title insurance protects your mortgage lender. Owner’s title insurance protects you. If you’re getting a mortgage, you’ll pay for the lender’s policy at closing. Owner’s coverage is optional but recommended.
Most title searches are completed within 5-10 business days, depending on the complexity of the property and the county where it’s located.
If we find a lien, judgment, or other issue, we’ll notify your attorney immediately. In most cases, these issues can be resolved before closing by obtaining releases, correcting errors, or negotiating with lienholders.
You’ll receive a commitment or binder at closing. The final title insurance policy is typically delivered 60-90 days after closing, once all documents have been recorded.
We Partner with Your Legal Team
In most New York real estate transactions, your attorney will handle the coordination with the title company. We work closely with legal professionals across Long Island and Manhattan to ensure smooth closings.