Bulletin: SLS2025001

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Bulletin: SLS2025001

Bulletin Document

V 3

Date: January 23, 2025

To: All Issuing Offices

RE: GENERAL - 2025 Reminder Bulletin

Dear Associates:

This bulletin reminds you of your obligations as a policy-issuing representative of Stewart Title Guaranty Company (STGC). In addition to possessing the customary knowledge associated with real estate closings in your jurisdiction, you are required to have specific knowledge of and comply with STGC's underwriting practices, requirements, and guidelines. These include, but are not limited to, our Underwriting Manual, Guidelines, Bulletins, and Special Alerts. These resources, together with other important information, instructional materials, and commonly used forms are contained in Virtual Underwriter, available online at www.vuwriter.com.

Please note the following Bulletins relating to topics of current concern:

Remote Online Notarization (RON). Click here for Bulletins and other resources relating to Remote Online Notarization (RON).

Underwriting
SLS2024017	UNDERWRITING - Reducing Seller Impersonation Fraud - Confirmation Letter Required for Insuring Undeveloped (Vacant Land) Residential Property A confirmation letter is required as a condition for insuring title involving the sale of undeveloped (vacant land) residential property.
SLS2024016	UNDERWRITING - Non-Judicial Foreclosures Involving Junior Federal Liens Requirements and exceptions where title is derived from a non-judicial foreclosure and the property was encumbered by a Non-IRS Junior Federal Lien at the time of the sale.
SLS2024013	UNDERWRITING - Attorney Opinion Letter (AOL) and Settlement Agent Agreement Services Restrictions regarding transactions involving Attorney Opinion Letters.
SLS2024011	UNDERWRITING - MV Realty PBC, LLC and Affiliates - Update Supplements SLS2023014, and confirms and reinstates the underwriting guidance contained in SLS2022007.
SLS2024009	UNDERWRITING - Lender’s Closing Instructions Requirement to Delete the Creditors' Rights Exclusion [Revised 6-11-24] Reminder to read closing instructions carefully. The creditors’ rights exclusion cannot be deleted from any policy.
SLS2024002	UNDERWRITING - Native American/Indian Lands Definition Types of property included within the category of Native American/Indian Lands for the purposes of requiring an Overlimits Approval.
MU2024002	UNDERWRITING - Incorporating Endorsements by Reference into a Policy Incorporating endorsements by reference is only suitable for endorsements that do not need to be completed.
SLS2023020	UNDERWRITING - Loan Modifications and Subsequent Sales by Borrowers / Homeowners A modification may secure a second mortgage, deed of trust, or additional payment to HUD.
SLS2014006	UNDERWRITING - Insuring Title Based Upon a Judgment, Order, or Decree: Appeal Period and Proper Notice When insuring title based upon a judgment, order, or decree, the order must be a final, non-appealable order.
SLS2014002	UNDERWRITING - Extrahazardous Risks Underwriting approval is required to insure extrahazardous risks. Contains examples of Extrahazardous risks.
SLS2008015	Paying Off Line of Credit Mortgages Risks and requirements when paying off credit line mortgages.
SLS2007007	Insuring Around, Over, or Against Outstanding Enforceable Recorded Defects, Liens, and Encumbrances Requirements for insuring over, omitting or insuring the subordinate nature of an enforceable recorded defect, lien, or encumbrance.
General
SLS2024015	GENERAL - US Department of Treasury: Financial Crimes Enforcement Network (FinCEN) - Geographic Targeting Order; Counties of Bexar, Tarrant, Dallas, Harris, Montgomery, Webb, or Travis, TX; Counties of Miami-Dade, Broward, Palm Beach, Hillsborough, Pasco, Pinellas, Manatee, Sarasota, Charlotte, Lee or Collier, FL; Boroughs of Brooklyn, Queens, Bronx, Staten Island, or Manhattan, NY; Counties of San Diego, Los Angeles, San Francisco, San Mateo, or Santa Clara, CA; Counties of Hawaii, Maui, Kauai, or Honolulu, or the City of Honolulu, HI; Clark County, NV; King County, WA; Counties of Suffolk, Middlesex, Bristol, Essex, Norfolk, or Plymouth, MA; Cook County, IL; Counties of Montgomery, Anne Arundel, Prince George's, Howard, or the City of Baltimore, MD; Counties of Arlington or Fairfax, or the cities of Alexandria, Falls Church, or Fairfax, VA; Counties of Fairfield or Litchfield, CT; Counties of Adam, Arapahoe, Clear Creek, Denver, Douglas, Eagle, Elbert, El Paso, Fremont, Jefferson, Mesa, Pitkin, Pueblo, or Summit, CO; and The District of Columbia
SLS2013003	Search Services and Limitation of Title Insurance Underwriting Agreement Independent agents are prohibited from using the Stewart name on any non-policy product, including any search product.
SLS2010026	Issuing Authority and Escrow Instructions Issuing agent's authority is limited to the issuance of title commitments and policies. Issuing agents do not have the authority to bind the Company in any other way, including escrow agreements.
SLS2008001	Patriot Act Requirements and the Special Alerts Database [Revised 01/18/12] Issuing office are required to comply with the USA Patriot Act and must check the Stewart Special Alerts Database. In addition to the required search of the Special Alerts Database, if you are aware of any alert or cautionary memorandum issued by Stewart or any other underwriter, you may not close a transaction or issue a Stewart policy without disclosure to and prior written approval from, a Stewart Legal Services representative.
Claims Avoidance
SLS2024005	CLAIMS AVOIDANCE - Fraud and Agent Identity Theft (Ghost Agencies) Describes a scheme in which an imposter impersonates a legitimate agency by using the letterhead/branding information of the real agency but sends the imposter’s contact information and bank account.
SLS2015006	CLAIMS AVOIDANCE - Fraudulent Releases of Deeds of Trust A Deed of Trust or Mortgage that is released with no concurrent refinance loan or deed indicating a sale of the property is a Red Flag.
Mechanic’s Liens
SLS2009007	Mechanic’s Liens Recap Required procedures and recurring issues relating to mechanic’s liens.
MU2010009	Mechanic's Liens Coverage During Construction - No Priority (2) Alaska, Colorado, Hawaii, Indiana, Maine, Missouri, Montana, New Hampshire, and Oregon
MU2010008	Mechanic's Liens Coverage During Construction - Initial Priority if No Commencement (3) Alabama, Arkansas, Arizona, California, Connecticut, Idaho, Iowa, Kansas, Minnesota, Nebraska, Nevada, Ohio, Oklahoma, Rhode Island, South Dakota, Tennessee, Utah, Washington, West Virginia, and Wyoming
MU2010007	Mechanic's Liens Coverage During Construction - Priority if No Lien or Suit Filed when Disbursing (1) District of Columbia, Kentucky, Mississippi, South Carolina, and Vermont
DE2010002	Mechanic's Liens Coverage During Construction
FL2024001	Mechanic's Liens Coverage on Lender's Policies During Construction
GA2014002	UNDERWRITING - Mechanic's Liens Coverage During Construction
IL2023002	UNDERWRITING - Mechanic's Liens Coverage During Construction - No Priority
LA2010010	Mechanic's Liens Coverage During Construction - Initial Priority if No Commencement
MA2010002	Mechanic's Liens Coverage During Construction
MD2014002	UNDERWRITING - Mechanic’s Liens Coverage During Construction - Priority For Future Advances Established Upon Recording of Mortgage
MI2010007	Mechanic's Liens Coverage During Construction
NC2015001	UNDERWRITING - Mechanic's Liens Coverage During Construction - Initial Priority if No Commencement
ND2010001	Mechanic's Liens/Construction Liens Coverage During Construction - Priority if No Lien or Suit Filed when Disburse
NJ2010005	Construction Lien Claims in New Jersey
NM2015002	UNDERWRITING - Insuring Construction Loans in New Mexico; New Rules Effective August 1 and August 15, 2014
PA2010009	Mechanic's Liens Coverage During Construction - Initial Priority if No Commencement
TX2010008	Mechanic's Liens Coverage During Construction
UT2021001	UNDERWRITING - Mechanic's Liens Coverage During Construction on 1-4 Family Residential Land
VA2010001	Mechanic's Liens Coverage During Construction
WI2010005	Mechanic's Liens Coverage During Construction

As a reminder, you are responsible for knowledge of and compliance with the information contained in all Bulletins and Special Alerts as posted on Virtual Underwriter (www.vuwriter.com), whether you receive them by electronic distribution or not.

If you have any questions relating to this or other bulletins, please contact a Stewart Title Guaranty Company underwriter.

For on-line viewing of this and other bulletins, please log onto www.vuwriter.com.

THIS BULLETIN IS FURNISHED TO INFORM YOU OF CURRENT DEVELOPMENTS. AS A REMINDER, YOU ARE CHARGED WITH KNOWLEDGE OF THE CONTENT ON VIRTUAL UNDERWRITER AS IT EXISTS FROM TIME TO TIME AS IT APPLIES TO YOU, AS WELL AS ANY OTHER INSTRUCTIONS. OUR UNDERWRITING AGREEMENTS DO NOT AUTHORIZE OUR ISSUING AGENTS TO ENGAGE IN SETTLEMENTS OR CLOSINGS ON BEHALF OF STEWART TITLE GUARANTY COMPANY. THIS BULLETIN IS NOT INTENDED TO DIRECT YOUR ESCROW OR SETTLEMENT PRACTICES OR TO CHANGE PROVISIONS OF APPLICABLE UNDERWRITING AGREEMENTS. CONFIDENTIAL, PROPRIETARY, OR NONPUBLIC PERSONAL INFORMATION SHOULD NEVER BE SHARED OR DISSEMINATED EXCEPT AS ALLOWED BY LAW. IF APPLICABLE STATE LAW OR REGULATION IMPOSES ADDITIONAL REQUIREMENTS, YOU SHOULD CONTINUE TO COMPLY WITH THOSE REQUIREMENTS.

References

Bulletins Replaced:

Related Bulletins:

Underwriting Manual:

Exceptions Manual:

Forms: