{"id":1175,"date":"2013-08-23T14:02:00","date_gmt":"2013-08-23T14:02:00","guid":{"rendered":"https:\/\/www.sherin.com\/real-estate\/2013\/08\/23\/lenders-title-insurance-coverage-does-not-extend-to-lender-liability-claims\/"},"modified":"2021-09-20T19:56:29","modified_gmt":"2021-09-20T19:56:29","slug":"lenders-title-insurance-coverage-does-not-extend-to-lender-liability-claims","status":"publish","type":"post","link":"https:\/\/www.sherin.com\/real-estate\/2013\/08\/23\/lenders-title-insurance-coverage-does-not-extend-to-lender-liability-claims\/","title":{"rendered":"Lender&#8217;s Title Insurance Coverage Does Not Extend to Lender Liability Claims"},"content":{"rendered":"<p><img decoding=\"async\" id=\"img-1377267153180\" class=\"alignRight\" style=\"float: right;\" src=\"\/wp-content\/uploads\/sites\/2\/title-insurance.jpg\" alt=\"title insurance\" border=\"0\" \/>The decision of the Massachusetts Supreme Judicial Court (\u201cSJC\u201d) \u00a0in <em>Deutsche Bank National Association<\/em> v. <em>First American Title Insurance Company<\/em>, decided in July 2013, confirmed that mortgagee title insurance does not cover defects arising out of invalid loan arrangements. Plaintiff Deutsche Bank (trustee of a mortgagee assignee) sued the defendant title insurance company seeking a judgment that First American was required to defend in a borrower\u2019s suit seeking rescission of the promissory note and mortgage originated by the Deutsche Bank\u2019s predecessor-in-interest. Deutsche Bank argued that its title insurance covered losses sustained due to the invalidity or unenforceability of the lien of the insured mortgage.\u00a0 First American rejected Deutsche Bank\u2019s demand that it provide a defense, contending that the allegations in the underlying suit did not trigger the insurer\u2019s duty to defend.<\/p>\n<p><!--more--><\/p>\n<p>Both the Superior Court and SJC agreed with the title insurer that its duty to defend arises only where the title policy specifically envisioned the type of losses sustained.\u00a0 The SJC held that title insurance does not cover defects in the promissory note unless the policy so specifies.\u00a0 The underlying complaint was concerned not with the validity of the mortgage lien, but challenged the underlying loan as having been procured by a \u201cpredatory lending scheme,\u201d rather than a title issue relating to whether the mortgage was improperly executed or recorded.\u00a0 As such, the underlying claims were not envisioned by the terms of the title policy, and the title insurer thus had no duty to defend.<\/p>\n<p>The SJC decision distinguishes the mortgage lien from the actual mortgage debt as two entirely distinct legal concepts.\u00a0 The court held that the guaranty contained in the title insurance policy of the validity of the mortgage lien should not be construed as a guaranty that the insurer has made a careful investigation of the origin of the mortgage debt and its validity.\u00a0 If such coverage is contemplated, the policy should have specifically provided.\u00a0 \u201cGiven that Deutsche Bank and its predecessors-in-interest, rather than First American, were in the best position to insure that the underlying debt was valid, it is for them to bear the burden of any loss.\u00a0 It would be unreasonable to expect First American to insure a debt about which it typically would have only limited knowledge and over which the lender would have sole control.\u201d<\/p>\n<p>The takeaway is that unlike a general liability insurer, title insurers are not obligated to defend claims outside the scope of the title insurance policy even where the insurer may be required to defend another \u00a0claim that is covered by the title insurance policy.\u00a0 The SJC explicitly recognized the \u201cunique purpose of title insurance,\u201d noting that a title insurance policy is merely an agreement to indemnify a policy holder against loss occasioned by title defects.<\/p>\n<p>&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>The decision of the Massachusetts Supreme Judicial Court (\u201cSJC\u201d) \u00a0in Deutsche Bank National Association v. First American Title Insurance Company, decided in July 2013, confirmed that mortgagee title insurance does not cover defects arising out of invalid loan arrangements. Plaintiff Deutsche Bank (trustee of a mortgagee assignee) sued the defendant title insurance company seeking a [&hellip;]<\/p>\n","protected":false},"author":9,"featured_media":5606,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_monsterinsights_skip_tracking":false,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[1],"tags":[20,34,38,77,49],"class_list":["post-1175","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-general","tag-financing","tag-insurance","tag-mortgage","tag-superior-court","tag-supreme-judicial-court"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.1 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Lender&#039;s Title Insurance Coverage Does Not Extend to Lender Liability Claims - Real Estate<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.sherin.com\/real-estate\/2013\/08\/23\/lenders-title-insurance-coverage-does-not-extend-to-lender-liability-claims\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Lender&#039;s Title Insurance Coverage Does Not Extend to Lender Liability Claims - Real Estate\" \/>\n<meta property=\"og:description\" content=\"The decision of the Massachusetts Supreme Judicial Court (\u201cSJC\u201d) \u00a0in Deutsche Bank National Association v. 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