How to Get Title Insurance in San Antonio

Buying a home in San Antonio is more than just signing paperwork and handing over a down payment—it’s securing one of the largest financial investments you’ll ever make. Amid the excitement of choosing a neighborhood, negotiating the price, and planning your move, one critical yet often overlooked step is obtaining title insurance. Unlike homeowners insurance, which protects against physical damage, title insurance safeguards your legal ownership of the property. In San Antonio’s rapidly growing real estate market, where property histories can be complex and title defects are more common than many buyers realize, having title insurance isn’t just wise—it’s essential.

Title insurance protects you from financial loss due to hidden title defects such as unpaid liens, forged documents, boundary disputes, or errors in public records. In Texas, including San Antonio, title insurance is typically required by lenders, but even cash buyers should never skip this protection. Without it, you could face legal battles, forced sales, or the complete loss of your investment—even if you paid in full and believed you owned the property outright.

This guide provides a comprehensive, step-by-step roadmap to obtaining title insurance in San Antonio. Whether you’re a first-time homebuyer, relocating from out of state, or investing in rental property, understanding how title insurance works, who to work with, what to look for, and how to avoid common pitfalls will save you time, money, and stress. By the end of this guide, you’ll know exactly how to navigate the process confidently and ensure your San Antonio property is legally and financially secure.

Step-by-Step Guide

Step 1: Understand What Title Insurance Covers

Before you begin the process of securing title insurance, it’s vital to understand exactly what it protects you from. Title insurance is a one-time premium paid at closing that provides two types of coverage: lender’s title insurance and owner’s title insurance.

Lender’s title insurance protects the mortgage lender’s financial interest in the property. It’s typically required by the lender and covers the loan amount. Owner’s title insurance, on the other hand, protects you—the homeowner—from title defects that could arise after closing. While optional in some cases, it’s strongly recommended and often available at a discounted rate when purchased alongside the lender’s policy.

Common covered issues include:

• Unpaid property taxes or HOA fees from previous owners
• Liens from contractors or creditors (mechanic’s liens, judgment liens)
• Forged deeds, signatures, or wills
• Errors in public records or clerical mistakes
• Unknown heirs or missing heirs claiming ownership
• Boundary disputes or encroachments
• Illegal deeds or documents executed under duress

These issues can surface months or even years after you close on your home. Title insurance ensures you won’t be left footing the bill for legal fees or losing your property because of someone else’s mistake.

Step 2: Choose a Reputable Title Company in San Antonio

In Texas, buyers have the legal right to choose their own title company. This is a crucial advantage—many real estate agents or lenders may recommend a specific company, but you are under no obligation to use them. Choosing independently allows you to compare services, fees, and customer experience.

San Antonio has dozens of licensed title companies, ranging from national chains like First American Title and Old Republic Title to locally owned firms such as San Antonio Title Company, Title Source, and Alamo Title Services. When evaluating options, consider:

• Years of experience in the San Antonio market
• Reviews from recent homebuyers on platforms like Google, Yelp, or the Better Business Bureau
• Whether they offer online document access and e-closing capabilities
• Transparency in pricing and fee breakdowns
• Availability of bilingual staff if needed

Local firms often have deeper knowledge of San Antonio’s unique property records, including historical easements in older neighborhoods like King William or Southtown, and familiarity with county-specific procedures at the Bexar County Clerk’s Office. Avoid companies that pressure you to sign quickly or refuse to itemize fees.

Step 3: Request a Preliminary Title Report

Once you’ve selected a title company, they will begin a title search. This involves examining public records dating back decades to trace the chain of ownership and identify any outstanding claims or encumbrances. As part of this process, you’ll receive a Preliminary Title Report (PTR), typically within 3–7 business days.

The PTR is not insurance—it’s a disclosure document. It lists:

• The current legal owner of the property
• Any existing liens, easements, or restrictions
• Outstanding taxes or assessments
• Any disputes or pending litigation related to the title

Review the PTR carefully. If you’re working with a real estate agent, ask them to help you interpret it. Pay special attention to any “Schedule B” exceptions—these are items the title company will not insure unless resolved. For example, if there’s an unrecorded easement allowing a neighbor to cross your backyard, the title company may exclude that from coverage unless you obtain a written release.

If you find discrepancies, such as a previous owner’s name still appearing on the deed or a lien that was paid off but not properly released, notify your title company immediately. They will work with the seller’s team to clear the issue before closing.

Step 4: Resolve Title Defects Before Closing

It’s not uncommon for title searches to uncover problems. In San Antonio, properties built before the 1970s often have outdated deeds or unrecorded transfers. Older neighborhoods may have informal easements or shared driveways that were never formally documented.

Common defects and how to resolve them:

• Unpaid liens: The seller must pay off the debt, and the lienholder must file a release with the county. Your title company will verify this before closing.
• Forged signatures: If a previous deed was signed fraudulently, the title company may require a quitclaim deed from all parties involved or, in rare cases, a court order.
• Missing heirs: If a previous owner died without a will, all potential heirs must be located and sign off on the transfer. This can delay closing but is necessary for clear title.
• Survey discrepancies: If the property boundaries don’t match the legal description, you may need a new survey and an affidavit from the seller confirming the correct boundaries.

Never proceed to closing with unresolved title issues. Even if the seller promises to fix them later, the title company will not issue a policy until everything is cleared. Take the time to ensure each issue is fully documented and resolved in writing.

Step 5: Compare Title Insurance Premiums and Fees

Texas regulates title insurance rates, meaning the base premium for owner’s and lender’s policies is standardized across all title companies. However, additional fees can vary significantly.

Here’s what to expect in your closing statement:

• Title insurance premium: Based on the purchase price (e.g., $250,000 home = ~$1,000 for owner’s policy)
• Search and examination fee: Covers the cost of researching public records
• Settlement/closing fee: Paid to the title company for managing the closing process
• Recording fees: Paid to Bexar County to file the deed and mortgage
• Transfer taxes: In Texas, there is no state transfer tax, but some municipalities may charge local fees
• Wire transfer fees: For sending funds electronically

Some title companies bundle fees or offer discounts. For example, if you’re buying both owner’s and lender’s policies together, you’ll receive a “simultaneous issue rate,” which can save you hundreds. Always request a Loan Estimate and Closing Disclosure from your lender and compare them with the title company’s settlement statement. If you see duplicate charges or unclear line items, ask for clarification before signing.

Step 6: Attend Closing and Receive Your Policy

At closing, you’ll sign multiple documents, including the deed, mortgage, and title insurance application. The title company will collect your premium and coordinate the recording of documents with the Bexar County Clerk’s Office.

After closing, your title insurance policy will be issued. You should receive two policies:

• Owner’s Title Insurance Policy: Kept in your home records. This is your permanent protection.
• Lender’s Title Insurance Policy: Held by your mortgage company.

It may take 2–6 weeks for the physical policy to arrive by mail. Don’t wait—request a digital copy from your title company immediately after closing. Keep both policies with your important documents, and consider storing a scanned copy in a secure cloud location.

Remember: Title insurance is effective from the date of closing and lasts as long as you or your heirs own the property. Unlike other insurance types, you don’t pay monthly premiums—your one-time payment provides lifelong protection.

Step 7: Verify Policy Accuracy and Maintain Records

Once you receive your policy, review it thoroughly. Check that:

• The property legal description matches your deed
• Your name is listed correctly as the insured owner
• All exceptions listed in Schedule B are accurate and acceptable
• The policy amount equals your purchase price

If you find an error—such as a misspelled name or an incorrect lot number—contact your title company immediately. Corrections are easier to make before you move in.

Also, keep a record of all communications with your title company, including emails, receipts, and signed documents. In the unlikely event you need to file a claim, having a complete paper trail will expedite the process.

Best Practices

Start Early

Don’t wait until the last week before closing to think about title insurance. Begin researching title companies as soon as your offer is accepted. A thorough title search can take up to two weeks, especially if there are complications. Starting early gives you time to resolve issues without delaying your move-in date.

Don’t Rely Solely on the Lender’s Recommendation

While your lender may suggest a title company, remember they’re incentivized to work with partners who process loans quickly—not necessarily those who offer the best service. Choose your own company to ensure your interests are prioritized.

Always Get an Owner’s Policy

Even if you’re paying cash, never skip the owner’s title insurance policy. The cost is a small fraction of your investment, but the protection is invaluable. In San Antonio, where historic homes and informal land transfers are common, the risk of undiscovered title defects is higher than in newer developments.

Understand the Exceptions

Every title insurance policy includes a Schedule B listing exceptions to coverage. Some are standard, like zoning laws or mineral rights (common in parts of South Texas). Others may be negotiable. If an exception concerns you—like an unrecorded easement that affects access to your property—ask your title company if it can be removed through a title curative process.

Keep Your Policy Accessible

Store your title insurance policy in a fireproof safe or digital vault. If you ever sell the property, the buyer’s title company will request a copy to verify the chain of title. If you lose it, obtaining a replacement can be time-consuming and costly.

Know When to Call a Real Estate Attorney

While most title issues are resolved by the title company, complex matters—such as boundary disputes, adverse possession claims, or inheritance conflicts—may require legal counsel. In San Antonio, several firms specialize in real estate litigation. Don’t hesitate to consult one if you’re unsure about a title issue’s implications.

Ask About Extended Coverage

Standard title insurance policies don’t cover everything. For an additional fee, you can purchase extended coverage that protects against:

• Post-closing zoning violations
• Building permit violations
• Encroachments not shown on surveys
• Loss due to incorrect legal descriptions

Extended coverage is especially valuable in San Antonio neighborhoods with historic designations or unique land-use rules, such as the King William Historic District or the San Antonio River Walk overlay zones.

Tools and Resources

Bexar County Clerk’s Online Records

The Bexar County Clerk’s Office maintains a public online portal for property records: https://www.bexar.org/194/Online-Records. You can search for deeds, liens, easements, and plats using the property address or owner’s name. While not a substitute for a professional title search, reviewing these records yourself can help you spot red flags before closing.

Texas Department of Insurance (TDI) Title Insurance Resources

The TDI regulates title insurance in Texas and provides consumer guides, rate calculators, and a searchable directory of licensed title companies: https://www.tdi.texas.gov/title/. Use this site to verify a company’s license status and file complaints if necessary.

San Antonio Association of Realtors (SAAR)

SAAR offers resources for buyers and sellers, including recommended title company lists and educational workshops on real estate transactions. Visit https://www.saar.com for local market insights and buyer checklists.

Free Title Search Tools (for preliminary research)

While not legally binding, services like PropAccess and Zillow (via “Property Details”) can give you a preliminary view of ownership history and tax records. Use these to cross-check information provided by your title company.

Document Storage Apps

Use secure digital storage apps like Google Drive (with 2-factor authentication), Dropbox, or OneDrive to back up your title insurance policy, closing documents, and survey maps. Label files clearly: “San Antonio Home – Title Insurance Policy – 2024.”

Recommended Local Title Companies (San Antonio Area)

These companies are known for reliability, transparency, and local expertise:

• San Antonio Title Company
• Title Source
• Alamo Title Services
• First American Title – San Antonio Branch
• Old Republic Title – Texas
• North American Title Company

Always read recent reviews and request fee quotes from at least three companies before making a decision.

Real Examples

Example 1: The Forgotten Heir in Olmos Park

A couple purchased a 1920s bungalow in Olmos Park for $425,000. The seller appeared to have clear title, but the title search revealed the previous owner had passed away in 1998 without a will. One of four children had never signed off on the transfer. The title company contacted the heir, who lived in California. After a month of legal correspondence and a signed affidavit, the heir relinquished claim. The closing was delayed by six weeks, but because the buyers had title insurance, they incurred no legal fees. Without it, they could have faced a lawsuit years later.

Example 2: The Unreleased Mortgage in Southside on Lamar

A buyer in Southside on Lamar discovered a 1987 mortgage lien on the property that was supposed to be paid off in 1995. The lender had gone out of business, and no release had been filed. The title company traced the loan to a successor institution, obtained a release, and filed it with the county—all before closing. The buyer’s owner’s policy covered the cost of this curative action, which would have otherwise been their responsibility.

Example 3: The Encroaching Fence in Alamo Heights

A buyer in Alamo Heights had a survey completed after closing and discovered a neighbor’s fence extended 18 inches onto their property. The neighbor refused to move it. Because the buyer had an extended title insurance policy, the title company paid for legal fees to resolve the dispute and covered the cost of relocating the fence. Without extended coverage, the buyer would have paid $8,000 out of pocket.

Example 4: The Forged Signature in Monte Vista

In 2022, a property in Monte Vista was sold by someone claiming to be the heir of the deceased owner. A title search revealed the signature on the deed was forged. The true heir, who lived out of state, filed a claim. The title company investigated, confirmed the fraud, and reimbursed the buyer for the full purchase price. The fraudulent seller was later prosecuted. The buyer retained ownership without financial loss thanks to title insurance.

FAQs

Is title insurance required in San Antonio?

Yes, if you’re financing your home with a mortgage, your lender will require a lender’s title insurance policy. An owner’s policy is not legally required but is strongly recommended for all buyers.

How much does title insurance cost in San Antonio?

For a $300,000 home, the owner’s title insurance premium is typically around $1,100–$1,300. The lender’s policy costs about $300–$400. Additional fees for search, recording, and closing services can add $500–$1,000. Total closing costs for title-related items usually range from $1,500 to $2,500.

Can I get title insurance after closing?

Technically yes, but it’s not advisable. Title insurance only protects you from defects that existed before your closing date. If a problem arises after you close and you don’t have a policy, you’re on your own. Always obtain it at closing.

How long does title insurance last?

Owner’s title insurance lasts as long as you or your heirs own the property. It’s a one-time payment with lifelong coverage.

Can I use the same title company as the seller?

Yes, but you’re not required to. In Texas, the buyer has the right to choose. Using the same company can streamline communication, but make sure they’re working in your best interest, not just the seller’s.

What if I find a mistake on my title policy?

Contact your title company immediately. Most errors—like misspelled names or incorrect legal descriptions—can be corrected with an endorsement. Don’t wait until you need to sell or refinance.

Does title insurance cover flood damage or fire?

No. Title insurance only protects against ownership disputes and legal defects. For physical damage, you need homeowners insurance.

Can I shop around for title insurance in Texas?

Yes. Texas law gives buyers the right to choose their title company. You can compare rates, services, and reviews before selecting one.

What happens if I lose my title insurance policy?

Contact your title company. They can issue a replacement copy. Most companies keep digital records indefinitely. Keep a backup in your cloud storage to avoid this issue.

Do I need title insurance if I’m paying cash?

Yes. Even cash buyers face risks from undiscovered liens, forged deeds, or heir claims. Title insurance is the only protection against losing your entire investment due to a title defect.

Conclusion

Obtaining title insurance in San Antonio is not a bureaucratic formality—it’s a vital layer of protection for one of your most significant financial decisions. In a city rich with history, diverse property types, and a booming real estate market, the risks of hidden title defects are real and ever-present. From forgotten heirs in historic districts to unreleased liens in suburban developments, the consequences of skipping title insurance can be devastating.

By following this guide—selecting a reputable title company, reviewing your preliminary report, resolving defects early, and securing both lender’s and owner’s policies—you’re not just complying with requirements; you’re safeguarding your future. The one-time cost of title insurance is minimal compared to the potential losses it prevents. And unlike other insurance products, it offers lifelong protection without recurring premiums.

As you prepare to close on your San Antonio home, remember: title insurance isn’t about doubt—it’s about certainty. It’s the peace of mind that comes from knowing your ownership is legally sound, your investment is protected, and you’re free to enjoy your new home without the looming threat of a title claim.

Take the time to understand the process. Ask questions. Review every document. Choose wisely. With the right preparation, your title insurance will be one of the smartest—and most unobtrusive—decisions you make in your homebuying journey.