Title Insurance In Howard: What Buyers Should Know

Buying a home in Howard is exciting, but the last thing you want is a surprise that delays closing or risks your ownership. Title insurance helps protect you from hidden problems in the property’s past so you can move in with confidence. In this guide, you’ll learn what title insurance covers, how the process works in Wisconsin, common issues seen in Howard and Brown County, and the key steps to keep your closing on track. Let’s dive in.

Title insurance basics

Owner vs. lender policies

Title insurance protects you from losses caused by defects in the title that existed before you bought the home. The Consumer Financial Protection Bureau explains what title insurance is and why it matters for buyers.

• Owner’s policy protects your ownership up to the purchase price. It is optional but strongly recommended.
• Lender’s policy protects your mortgage lender up to the loan amount. Your lender will usually require this if you have a loan.

These two policies cover different interests. If you want protection for your equity, you need the owner’s policy.

One-time cost and timing in Wisconsin

You typically pay a single premium at closing. The owner’s policy lasts as long as you or your heirs own the property. Title insurers are licensed and regulated by the Wisconsin Office of the Commissioner of Insurance. Who pays which premium can be negotiated in your offer and is guided by local custom and lender rules.

What coverage includes and excludes

Standard coverage and common exceptions

Standard policies protect against risks like forged deeds, undisclosed heirs, clerical errors, or recorded liens. They also include common exceptions for things like recorded easements, matters shown on a survey, or rights of people in possession. The American Land Title Association provides consumer guidance on how policies work and why exceptions matter.

Title insurance does not cover future events such as new zoning changes, or issues that are not related to a title defect, like structural problems.

Endorsements you may consider

You can ask for endorsements that add coverage for specific risks, subject to underwriting and extra cost. Buyers in Wisconsin often consider:

• Survey or lot-line coverage
• Access coverage
• Restrictions or HOA coverage
• Environmental liens coverage

You can review examples through the ALTA endorsements reference.

Local title issues in Howard

Liens, taxes, and special assessments

Most title defects show up in public records. Prior mortgages, judgment liens, tax liens, or contractor liens are recorded at the Brown County Register of Deeds. You or your title company should also confirm the property tax status with the Brown County Treasurer and check for any special assessments or charges that may come from the Village of Howard. Some municipal assessments can carry over to the buyer if not resolved before closing.

Easements and lot lines

Many Howard properties include utility easements, road rights-of-way, or shared driveways. Easements run with the land and can limit where you place fences or structures. Older subdivisions and rural-to-suburban areas near Howard can also have unclear boundaries. A recent ALTA/NSPS survey or certified boundary survey can reveal encroachments or gaps that a title search alone may not catch.

Floodplain, shoreland, and wetlands

Parcels near Green Bay, the Fox River, or local streams may be affected by floodplain or shoreland zoning. These are use restrictions rather than title defects, but they can affect financing and insurance. Check parcel designations with Brown County Planning and Land Services and review maps in the county’s GIS parcel viewer.

Unrecorded interests and HOAs

Unrecorded leases or informal use agreements with neighbors may not appear in a title search and are often excluded from standard coverage. If you are buying into a neighborhood with a homeowners association, review the recorded covenants, rules, dues, and any transfer requirements. Condo buyers should review the condo documents closely.

Probate history and recording errors

If a property passed through an estate, title may require probate documents to confirm all heirs were addressed. Public records can also have clerical mistakes. Title companies work to spot and fix these issues before you close.

How the process works here

From offer to policy

Here is the typical path for a Howard purchase:

1. Offer accepted. Your contract may name the title or closing company.
2. Title order. A licensed title company starts the search.
3. Title commitment issued. This shows exceptions, requirements to close, and any curative work.
4. Review exceptions. You and your agent or attorney review access, taxes, liens, easements, and anything that affects your plans.
5. Curative work. The seller and title company clear issues, such as paying off liens or correcting errors.
6. Survey and hazard checks. You may order a survey and confirm any floodplain or zoning items.
7. Closing. You sign documents, funds are transferred, and recording instructions are set.
8. Recording and policy. The deed and mortgage are recorded, then the final policies are issued.

Timelines to expect

• Title commitment. Often a few business days to 2 weeks for routine properties. Complex histories can take longer.
• Curative period. Small items may clear in days. Probate or document corrections may take weeks to months.
• Closing window. Many buyers close within 30 to 60 days, depending on lender and title readiness.
• Policy issuance. The final policy usually follows recording within a few days.

Common curative steps in Brown County

• Obtaining payoff letters and recording lien releases
• Re-recording corrected deeds or missing signatures
• Securing affidavits for unrecorded matters
• Verifying tax payments and escrowing funds for any balances
• Working with probate counsel if prior owners are deceased
• Adding endorsements when a compliant, recent survey is provided

Buyer checklist

Before you sign or soon after

• Confirm the title or settlement company and your main contact.
• Decide who pays for the owner’s policy and note it in the offer.
• Request the preliminary title commitment as soon as it is available.

Simple coverage checklist

• Owner’s policy will be issued at closing with coverage equal to the purchase price.
• Lender’s policy meets lender requirements, including coverage amount.
• All liens and mortgages will be paid off and released at or before closing.
• Property tax status is current and special assessments are disclosed.
• Easements are reviewed, and a survey is ordered if needed for your plans.
• Legal access to a public road is confirmed.
• Survey or encroachment issues are addressed, or covered by an endorsement where available.
• HOA or condo dues, rules, and any transfer steps are reviewed.
• Any probate or chain-of-title gaps are cured with recorded documents.

Questions to ask your title company or attorney

• Which exceptions are on the commitment, and how will each be cured?
• Will you issue an owner’s policy, and which endorsements fit this property?
• What is the estimated timeline to clear all requirements and issue the policy?
• Are there survey or access concerns that affect my plans, such as adding a fence or garage?
• Are any special assessments recorded, and who is responsible for them at closing?
• How are closing funds handled, and when will recording occur?

Closing day and after

• Confirm your name and vesting on the deed.
• Keep copies of recorded documents and your final settlement statement.
• Expect final owner and lender policies after recording. Ask for proof of issuance if you do not receive them.

Final thoughts and next steps

Title insurance is one of the quiet safeguards that keeps your Howard purchase secure long after closing. By reviewing the title commitment, asking the right questions, and considering endorsements that match your property, you reduce risk and avoid surprises.

If you want a local team that keeps your closing moving and coordinates with trusted title professionals, reach out to Team Forehand. We will walk you through the commitment, raise red flags early, and help you close with confidence.

FAQs

What is title insurance and why do Howard buyers need it?

• It protects you from losses caused by past title defects like liens, recording errors, or undisclosed heirs, which helps you take ownership with confidence.

Who pays for the owner’s policy in Brown County?

• It is negotiable and guided by local custom and your contract, so decide with your agent and state it clearly in the offer.

Does title insurance cover floodplain or zoning issues?

• Standard policies do not cover future zoning or use limits, but certain endorsements may be available depending on the title company’s underwriting.

How long does a title search and commitment take in Howard?

• Routine cases often take a few business days to 2 weeks, while properties with probate or unresolved liens can take longer.

Do I need a new survey to buy a home in Howard?

• Not always, but a current ALTA/NSPS survey is smart if you have boundary, fence, or improvement questions or want certain endorsements.

What happens if the title company finds a problem before closing?

• The title company and seller work to cure it by paying off liens, correcting documents, or obtaining affidavits, which can extend the timeline if complex.