GA ALTA Commitment for Title Insurance Revised 08-01-16

ALTA COMMITMENT FOR TITLE INSURANCE

ISSUED BY

STEWART TITLE GUARANTY COMPANY

NOTICE

IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT.

THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED.

THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON.      

                                  

COMMITMENT TO ISSUE POLICY

Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, STEWART TITLE GUARANTY COMPANY, a Texas corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured.

If all of the Schedule B, Part I—Requirements have not been met within six months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end.

COMMITMENT CONDITIONS

1.     DEFINITIONS

(a) “Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public Records.

(b) “Land”: The land described in Schedule A and affixed improvements that by law constitute real property. The term “Land” does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. 

(c)  “Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.

(d)  “Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment.

(e)  “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.

(f)  “Proposed Policy Amount”: Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this Commitment.

(g)  “Public Records”: Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge.

(h)  “Title”: The estate or interest described in Schedule A.

2.   If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, this Commitment terminates and the Company’s liability and obligation end.

3.   The Company’s liability and obligation is limited by and this Commitment is not valid without:

(a)  the Notice;

(b)  the Commitment to Issue Policy;

(c)  the Commitment Conditions;

(d)  Schedule A;

(e)  Schedule B, Part I—Requirements; [and]

(f)   Schedule B, Part II—Exceptions[; and

(g)  a counter-signature by the Company or its issuing agent that may be in electronic form].

4.   COMPANY’S RIGHT TO AMEND

The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other amendment to this Commitment.

5.   LIMITATIONS OF LIABILITY

(a)  The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to:

(i)   comply with the Schedule B, Part I—Requirements;

(ii)   eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or

(iii)  acquire the Title or create the Mortgage covered by this Commitment.

(b)  The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing.

(c)  The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured.        

(d)  The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount.

(e) The Company shall not be liable for the content of the Transaction Identification Data, if any.

(f)   In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements have been met to the satisfaction of the Company.

(g)  In any event, the Company’s liability is limited by the terms and provisions of the Policy.

6.  LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT

(a)  Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.

(b)  Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.

(c)  Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment.

(d)  The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy.

(e)  Any amendment or endorsement to this Commitment must be in writing [and authenticated by a person authorized by the Company].

(f)   When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.

7.  IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT

The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies and for the disbursement of settlement funds but limited to the coverage of the issuing agent provided under the CPL as set out in the Statue O.C.G.A. 33-7-8.1(b). The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services.

8.   PRO-FORMA POLICY

The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure.

9.   ARBITRATION

The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Proposed Insured may review a copy of the arbitration rules at <http://www.alta.org/arbitration>.

 

STEWART TITLE GUARANTY COMPANY

All notices required to be given the Company and any statement in writing required to be furnished the Company shall be addressed to it at P.O. Box 2029, Houston, Texas  77252-2029

COMMITMENT
SCHEDULE A

Transaction Identification Data for reference only:

Issuing Agent:
Issuing Office:
ALTA^® Universal ID:
Loan ID Number:
Commitment Number:
Effective Date:
Issuing Office File Number:
Property Address:
Revision Number:
Prepared For: 

1.         Policy or Policies to be issued:                                      Amount

            (a)  ALTA Owners Policy (2006)                                      $______

            Proposed Insured: ______

            (b)  ALTA Loan Policy (2006)                                          $______

            Proposed Insured: ______   

2.         The estate or interest in the land described or referred to in this Commitment and                                   covered herein is Fee Simple.

3.         Title to said estate or interest in said land is at the effective date hereof vested in:
            ______

4.         The Land referred to in this Commitment is located in the County of ____________,
            State of Georgia and described as follows:

See attached Exhibit “A” incorporated herein.

Address of Property (For identification purposes only.)

Street:                   ______
City:                      ______
State:                    Georgia
Unit/Lot:                ______
Subdiv/Condo:        ______

THIS COMMITMENT IS NOT AN ABSTRACT, EXAMINATION, REPORT, OR REPRESENTATION OF FACT OR TITLE AND DOES NOT CREATE AND SHALL NOT BE THE BASIS OF ANY CLAIM FOR NEGLIGENCE, NEGLIGENT MISREPRESENTATION OR OTHER TORT CLAIM OR ACTION.  THE SOLE LIABILITY OF COMPANY AND ITS TITLE INSURANCE AGENT SHALL ARISE UNDER AND BE GOVERNED BY THE CONDITIONS OF THE COMMITMENT.

 

COMMITMENT
SCHEDULE B, PART I
REQUIREMENTS

File No.  ____________________________

All of the following Requirements must be met:

1.     Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record.

2.     Pay the full consideration for the interest in the land and/or mortgage to be insured.

3.     Pay the Company the premium, fees and charges for the Policy to be issued pursuant hereto.

4.     Execution by Owner/Seller/Contractor an Affidavit as to Debts and Liens or Affidavit and Indemnity.

5.     Receipt of proof satisfactory to the Company that no improvements or repairs were made on caption property within ninety-five (95) days preceding the filing for record of the instrument(s) required at Item 1 above, or, in the event such improvements or repairs were made, that they have been completed and all costs incurred in connection therewith, including architect’s fees, if any, have been paid; and that there are not parties in possession or with a right to possession other than Seller / Mortgagor.  In the event that improvements or repairs were made on the property within 95 days preceding the closing and a general contractor was employed in connection therewith, in addition to the owner’s affidavit required as item 4 above, the Company further requires a sworn Affidavit, Lien Subordination and Indemnity of the General Contractor, executed pursuant to Georgia statute, which identifies all subcontractors, material suppliers, and labors, a copy of which must be furnished for our file.  Also the Company must be provided with lien subordinations or Final Lien Waivers from all subcontractors, material suppliers, and labors listed in the General Contractor’s Affidavit. 

6.     Proof satisfactory to the Company that all taxes or special assessments, including water bills, which are not shown as existing liens on the public records are paid in full at the time of closing.  Upon receipt of such proof, Item 5. of the Standard Exceptions in Part II, Schedule B will be deleted or amended in accordance with the facts shown thereby.

7.     Disclosure to the Company, in writing, of the name(s) of any party(s) not referred to in this Commitment who will acquire an interest in the land or who will make a loan on the land.  The Company reserves the right to make additional requirements and/or exceptions.

8.     The Commercial Real Estate Broker Lien Act applies to a sale, lease, option, loan or other transfer of commercial real estate; therefore, disclosure by the seller and buyer (lessor and lessee) or by the borrower when there is no sale required, in affidavit form stating (1) whether or not broker’s services have been engage with regard to the management, sale, purchase, lease, option or other conveyance of any interest in the Property and (2) whether or not a notice of lien for any such services have been received. Where the possibility of a right to file a broker’s lien exists, satisfaction (waiver, estoppel statement and payment) of such a lien right must occur prior to or at closing. If not so satisfied, an exception to any such right to a broker’s lien will appear in Schedule B of the Policy.

9.     Payment of taxes as follows:

a.     20 ___ State and County property taxes due in the amount of $ _________.  Tax Map Parcel No._____.

b.    20 ___ City property taxes due in the amount of $ ________. Tax Map Parcel No. _____.

10.  Payment, satisfaction and cancellation of record of the following Security Deed(s):

a.     Security Deed from ______ to ______, dated ______, and recorded ______, in Deed Book ______, Page ______, ______ County, Georgia Records, in the original principal amount of $______.

11.  Proper execution and recording of Warranty Deed from ______ to ______.

12.  Proper execution and recording of Security Deed from ______ to ______, to secure an indebtedness of $______.

13.  ______

(Additional Requirements may be listed here by number)

 

 

COMMITMENT
SCHEDULE B, PART II
EXCEPTIONS

File No.  ____________________________

THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION, OR LIMITATION CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT TO THE EXTENT THAT THE SPECIFIC COVENANT, CONDITION, RESTRICTION, OR LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN.

The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company: 

A.    Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public Records or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment.

B.    Standard Exceptions:

1.     Rights or claims of parties in possession not shown by the Public Records.

2.     Easements, or claims of easements, not shown by the Public Records.

3.     Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the Land.

4.     Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records.

5.     Taxes or special assessments which are not shown as existing liens by the Public Records.

C.    Special Exceptions:

1.     All taxes for 20___ and subsequent years, which are a lien not yet payable.

2.     Any inaccuracy in the area, square footage, or acreage of land described in Schedule A, or attached plat, if any.  The Company does not represent or insure the area, square footage, or acreage of the land.

3.     Retroactive or additional taxes or assessments, and interest and penalties, which may be imposed by adjustment, reappraisal, reassessment, appeal, amendment to the tax records, or otherwise.

4.     Rights of upper and lower riparian owners in and to the waters of the creeks and branches crossing subject property and the natural flow thereof without diminution.

5.     Minerals of whatsoever kind, subsurface and surface substances, including but not limited to kaolin, coal, lignite, oil, gas, uranium, clay, rock, sand and gravel in, on, under and that may be produced from the Land, together with all rights, privileges, and immunities relating thereto whether or not listed in Schedule B. The Company makes no representation as to the present ownership of any such interests.

6.     Terms, provisions, covenants, conditions, restrictions, easements, charges, assessments and liens provided in the Covenants, Conditions and Restrictions recorded in Deed Book _____, Page _____, _____ County, Georgia Records, but omitting any covenant, condition or restriction, if any, based on race, color, religion, sex, handicap, familial status, or national origin unless and only to the extent that the covenant, condition or restriction (a) is exempt under Title 42 of the United States Code, or (b) relates to handicap, but does not discriminate against handicapped persons. As this instrument has been amended or modified from time to time.

7.     Any and all matters as disclosed by plat of survey recorded in Plat Book ____, Page ____, _____ County, Georgia Records.

8.     Any and all matters as disclosed by that certain survey entitled “_____”, prepared by _____, G.R.L.S. No. _____, dated _____, last revised _____, filed for record _____ and recorded in Plat Book ____, Page _____, _____ County, Georgia Records, including but not limited to:

a.      _____

9.  _____

(Additional Exceptions may be listed here by number)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EXHIBIT “A”