Bulletin: GA2013008

Date:
November 06, 2013
To:
All Georgia Issuing Offices
RE:
RATES AND/OR FORMS UPDATE - New, Revised, or Withdrawn ALTA Forms (04-02-12), (08-01-12), (12-03-12) and (04-02-13)

Dear Associates:

The Georgia Office of Insurance and Safety Fire Commissioner has approved for use in Georgia on or after December 3, 2013, the American Land Title Association (ALTA) forms listed below. The new endorsement forms are designed to be used with the 2006 ALTA Loan and Owner's Policies already approved for use in the state. Pricing for the new endorsements will be determined by an Underwriter.

The new endorsement forms are as follows:

ALTA® Endorsement 3.2-06 (Zoning - Land Under Development) (04-02-12). This endorsement insures against loss or damage in the event that the Land does not meet the zoning classification set forth in the endorsement, or zoning ordinances or amendments have been violated. Guideline.

ALTA® Endorsement 9-06 (Restrictions, Encroachments, Minerals - Loan Policy) (04-02-12). This endorsement insures against loss or damage by reason of the violation of a Covenant that: (a) divests, subordinates, or extinguishes the lien of the Insured Mortgage; (b) results in the invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage; or (c) causes a loss of the Insured's Title acquired in satisfaction or partial satisfaction of the Indebtedness. This endorsement also insures against violations of restrictions, encroachments over easements, building lines or property lines, and damage by reason of mineral development. Guideline.

ALTA® Endorsement 9.1-06 (Covenants, Conditions and Restrictions - Unimproved Land - Owner’s Policy) (04-02-12). This endorsement insures against loss or damage by reason of: (a) A violation on the Land of an enforceable Covenant; or (b) A notice of a violation, recorded in the Public Records of an enforceable Covenant relating to environmental protection. Guideline.

ALTA® Endorsement 9.2-06 (Covenants, Conditions and Restrictions - Improved Land - Owner’s Policy) (04-02-12). This endorsement insures against loss or damage by reason of: (a) A violation on the Land of an enforceable Covenant; (b) Enforced removal of an Improvement as a result of a violation of a building setback line shown on a plat of subdivision recorded or filed in the Public Records; or (c) A notice of a violation, recorded in the Public Records, of an enforceable Covenant relating to environmental protection describing any part of the Land and referring to that Covenant, but only to the extent of the violation of the Covenant referred to in that notice. Guideline.

ALTA® Endorsement 9.3-06 (Covenants, Conditions and Restrictions - Loan Policy) (04-02-12).This endorsement insures against loss or damage by reason of: A violation of a Covenant that: (1) divests, subordinates, or extinguishes the lien of the Insured Mortgage, (2) results in the invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage, or (3) causes a loss of the Insured’s Title acquired in satisfaction or partial satisfaction of the Indebtedness; A violation on the Land of an enforceable Covenant; Enforced removal of an Improvement as a result of a violation of a building setback line shown on a plat of subdivision recorded or filed in the Public Records; or A notice of a violation of an enforceable Covenant relating to environmental protection describing any part of the Land and referring to that Covenant. Guideline.

ALTA® Endorsement 9.6-06 (Private Rights - Loan Policy) (04-02-13). This endorsement to a Loan Policy insures against enforcement of a Private Right in a Covenant affecting the Title at Date of Policy if it: (a) results in the invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage; or (b) causes a loss of the Insured's Title acquired in satisfaction or partial satisfaction of the Indebtedness. For guidelines, click here.

ALTA® Endorsement 9.7-06 (Restrictions, Encroachments, Minerals - Land Under Development - Loan Policy) (04-02-12). This endorsement insures against loss or damage sustained by reason of: (a) a violation of a covenant; (b) a violation of a covenant by an Improvement on the Land or a Future Improvement; (c) enforced removal of an Improvement or Future Improvement on the Land as a result of a violation of a building setback line shown on a plat of subdivision; (d) a notice of a violation of an enforceable covenant related to environmental protection. This endorsement also insures against loss or damage sustained by reason of an encroachment or damage to an improvement located on the Land. This endorsement also insures against violations of restrictions, encroachments over easements, building lines or property lines, and damage by reason of mineral development. Guideline.

ALTA® Endorsement 9.8-06 (Covenants Conditions and Restrictions - Land Under Development - Owner’s Policy) (04-02-12). This endorsement insures against loss or damage sustained by reason of: (a) a violation of a covenant by an Improvement on the Land or a Future Improvement; (b) enforced removal of an Improvement or Future Improvement on the Land as a result of a violation of a building setback line shown on a plat of subdivision; (c) a notice of a violation of an enforceable covenant related to environmental protection. Guideline.

ALTA® Endorsement 9.9-06 (Private Right - Owner’s Policy) (04-02-13). This endorsement to an Owner’s Policy insures against enforcement of a Private Right if a Covenant affecting the Title at Date of Policy based on a transfer of Title on or before Date of Policy causes a loss of the Insured’s Title. For guidelines, click here.

ALTA® Endorsement 9.10-06 (Restrictions, Encroachments, Minerals - Current Violations - Loan Policy) (04-02-13). This endorsement to a Loan Policy insures against violations of covenants, encroachments on the Land from improvements, and damage to improvements by reason of mineral development. For guidelines, click here.

ALTA® Endorsement 12-06 (Aggregation - Loan Policy) (04-02-13). This endorsement is also called the "tie-in," "cluster," or "spreader" endorsement. It is issued with a Loan Policy in many states on commercial transactions. The Endorsement aggregates the Amount of Insurance on each Loan Policy listed in the endorsement. This endorsement to multiple Loan Policies results in one liability for all policies; it creates the same result as one Policy covering multiple sites. This endorsement is not designed to be issued with an Owner's Policy. For guidelines, click here.

ALTA® Endorsement 12.1-06 (Aggregation - State Limits - Loan Policy) (04-02-13). This Aggregation Endorsement includes a “State Limit” in section 3b, which provides that if the Land is located in one of the states identified within the subsection, then the Aggregate Amount of Insurance is restricted. Additionally, the extent of liability of the Company for loss or damage under a policy containing this endorsement shall not exceed the Aggregate Amount of Insurance for the State where the Land is located. This endorsement is not designed to be issued with an Owner's Policy. For guidelines, click here.

ALTA® Endorsement 13-06 (Leasehold - Owner’s) (04-02-12). This endorsement sets forth the kinds of damages that may be covered due to the loss of the lease (including relocation of improvements). Guideline.

ALTA® Endorsement 13.1-06 (Leasehold - Loan) (04-02-12). This endorsement sets forth the kinds of damages that may be covered due to the loss of the lease (including relocation of improvements). Guideline.

ALTA® Endorsement 28.1-06 (Encroachments - Boundaries and Easements (04-02-12). This endorsement insures against loss or damage sustained by reason of: (a) An encroachment of any Improvement located on the Land onto adjoining land or onto that portion of the Land subject to an easement; (b) An encroachment of any Improvement located on adjoining land onto the Land; (c) Enforced removal of any Improvement located on the Land as a result of an encroachment; or (d) Enforced removal of any Improvement located on the Land that encroaches onto adjoining land. Guideline.

ALTA® Endorsement 28.2-06 (Encroachments - Boundaries and Easements - Described Improvements) (04-02-13). For the purposes of this endorsement, “Improvement” means each improvement on the Land or adjoining land at Date of Policy. This endorsement insures against loss or damage sustained by the Insured by reason of: (a) an encroachment of any Improvement located on the Land onto adjoining land or onto that portion of the Land subject to an easement, unless an exception in Schedule B of the policy identifies the encroachment; (b) an encroachment of any Improvement located on adjoining land onto the Land at Date of Policy, unless an exception in Schedule B of the policy identifies the encroachment; (c) enforced removal of any Improvement located on the Land as a result of an encroachment by the Improvement onto any portion of the Land subject to any easement, in the event that the owners of the easement shall, for the purpose of exercising the right of use or maintenance of the easement, compel removal or relocation of the encroaching Improvement; or (d) enforced removal of any Improvement located on the Land that encroaches onto adjoining land. For guidelines, click here.

ALTA® Endorsement 30.1-06 (Commercial Participation Interest) (08-01-12). This endorsement insures against loss or damage by reason of: (a) the invalidity or unenforceability of the lien of the Insured Mortgage resulting from the provisions of the Insured Mortgage or Loan Documents containing a participation interest; (b) lack of priority of the lien of the Insured Mortgage at Date of Policy, securing: (i) the unpaid principal balance of the loan; and (ii) the interest on the loan, including the participation interest, if any, which lack of priority is caused by the provisions in the Loan Documents for payment or allocation to the Insured of any participation interest. For guidelines, click here.

ALTA® Endorsement 32.1-06 (Construction Loan - Loss of Priority - Direct Payment) (04-02-13). This endorsement insures construction loan advances only to the extent that direct payment to the Mechanic's Lien claimant has been made by the Company or by the Insured with the Company's written approval. It does not insure against loss or damage by reason of any Mechanic’s Lien arising from services, labor, material or equipment: (a) furnished after Date of Coverage; or (b) to the extent that a Mechanic’s Lien claimant was not directly paid by the Company or by the Insured with the Company’s written approval. For guidelines, click here.

ALTA® Endorsement 32.2-06 (Construction Loan - Loss of Priority - Insured’s Direct Payment) (04-02-13). This endorsement insures construction loan advances only to the extent that direct payment to the Mechanic’s Lien claimant has been made by the Insured or on the Insured’s behalf on or before Date of Coverage. It does not insure against loss or damage by reason of any mechanic’s lien arising from services, labor, material or equipment: (a) furnished after Date of Coverage; or (b) to the extent that the Mechanic’s Lien claimant was not directly paid by the Insured or on the Insured’s behalf. ALTA 32.2-06 does not require that the Company or its agent will be involved in disbursement of funds. For guidelines, click here.

ALTA® Endorsement 35-06 (Minerals and Other Subsurface Substances - Buildings) (04-02-12). This endorsement insures against loss or damage sustained by reason of the enforced removal or alteration of any Improvement resulting from the future extraction or development of minerals or any other subsurface substances. Guideline.

ALTA® Endorsement 35.1-06 (Minerals and Other Subsurface Substances - Improvements) (04-02-12). This endorsement insures against loss or damage sustained by reason of the enforced removal or alteration of any Improvement, resulting from the future extraction or development of minerals or any other subsurface substances. "Improvement" means each itemized improvement. Guideline.

ALTA® Endorsement 35.2-06 (Minerals and Other Subsurface Substances - Described Improvements) (04-02-12). This endorsement insures against loss or damage sustained by reason of the future enforced removal or alteration of any Improvement resulting from the extraction or development of minerals or any other subsurface substances. "Improvement" means each itemized improvement. Guideline.

ALTA® Endorsement 35.3-06 (Minerals and Other Subsurface Substances - Land Under Development) (04-02-12). This endorsement insures against loss or damage sustained by reason of the future enforced removal or alteration of an Improvement or a Future Improvement, resulting from use of the surface of the Land for the extraction or development of minerals or any other subsurface substances. Guideline.

ALTA® Endorsement 36-06 (Energy Project - Leasehold/Easement - Owner’s) (04-02-12). This endorsement sets forth the kinds of damages that may be covered due to the loss of an Energy Project Lease or Easement (including relocation of improvements) Guideline.

ALTA® Endorsement 36.1-06 (Energy Project - Leasehold/Easement - Loan) (04-02-12). This endorsement sets forth the kinds of damages that may be covered due to the loss of an Energy Project Lease or Easement (including relocation of improvements). Guideline.

ALTA® Endorsement 36.2-06 (Energy Project - Leasehold - Owner’s) (04-02-12). This endorsement sets forth the kinds of damages that may be covered due to the loss of an Energy Project Lease (including relocation of improvements). Guideline.

ALTA® Endorsement 36.3-06 (Energy Project - Leasehold - Loan) (04-02-12). This endorsement sets forth the kinds of damages that may be covered due to the loss of an Energy Project Lease (including relocation of improvements). Guideline.

ALTA® Endorsement 36.4-06 (Energy Project - Covenants, Conditions and Restrictions - Land Under Development - Owner’s) (04-02-12). This endorsement insures against loss or damage sustained by the Insured by reason of: (a) A violation of an enforceable Covenant by any Electricity Facility or Severable Improvement; (b) Enforced removal of any Electricity Facility or Severable Improvement as a result of a violation of a building setback line shown on a plat of subdivision; or (c) A notice of a violation of an enforceable Covenant relating to environmental protection, describing any part of the Land and referring to that Covenant, but only to the extent of the violation of the Covenant referred to in that notice. Guideline.

ALTA® Endorsement 36.5-06 (Energy Project - Covenants, Conditions and Restrictions - Land Under Development - Loan) (04-02-12). This endorsement insures against loss or damage sustained by reason of: (a) A violation of a Covenant that: divests, subordinates, or extinguishes, or results in the invalidity, unenforceability, or lack of priority of the lien of the Insured Mortgage; or causes a loss of the Insured’s Title acquired in satisfaction or partial satisfaction of the Indebtedness; (b) A violation of an enforceable Covenant by any Electricity Facility or Severable Improvement; (c) Enforced removal of any Electricity Facility or Severable Improvement, as a result of a violation of a building setback line shown on a plat of subdivision; or (d) A notice of a violation of an enforceable Covenant relating to environmental protection, describing any part of the Land and referring to that Covenant, but only to the extent of the violation of the Covenant referred to in that notice. Guideline.

ALTA® Endorsement 36.6-06 (Energy Project - Encroachments) (04-02-12). This endorsement insures against loss or damage sustained by reason of encroachments or enforced removal of any Electricity Facility or Severable Improvement, as a result of an encroachment [or] Damage to any Electricity Facility or Severable Improvement that is located on or encroaches onto that portion of the Land subject to an easement. Guideline.

ALTA® Endorsement 37-06 (Assignment of Rents or Leases) (12-03-12). This endorsement insures against any defect in the assignment of rents of leases or any assignment of the lessor's interest in any lease or leases or any assignment of rents affecting the Title and recorded in the Public Records at Date of Policy other than as set forth in any instrument referred to in Schedule B. For guidelines, click here.

ALTA® Endorsement 38-06 (Mortgage Tax) (12-03-12). Upon payment of any deficiency in the Mortgage Tax, including interest and penalties, by the Insured, this endorsement insures against loss or damage sustained by reason of: (a) the invalidity or unenforceability of the lien of the Insured Mortgage as security for the Indebtedness resulting from the failure to pay, at the time of recording, any portion of the Mortgage Tax; or (b) the lack of priority of the lien of the Insured Mortgage as security for the Indebtedness resulting from the failure to pay, at the time of recording, any portion of the Mortgage Tax. For guidelines, click here.

ALTA® Endorsement 39-06 (Policy Authentication) (04-02-13). This endorsement insures that the Company will not deny liability under the policy or any endorsements issued with the policy solely on the grounds that the policy or endorsements were issued electronically or lack signatures in accordance with the Conditions. For guidelines, click here.

ALTA® Endorsement JR 1 (08-01-12). This form is a continuation endorsement to the ALTA Residential Limited Coverage Junior Loan Policy (08-01-12). It is generally requested at the time the Insured's mortgage is executed. It will show intervening liens or deeds, if any, recorded after the Policy and it will show the Insured's mortgage. For guidelines, click here.

ALTA® Endorsement JR 2 (Future Advance) (08-01-12). The ALTA Endorsement JR 2 endorses the ALTA Residential Limited Coverage Junior Loan Policy to provide insurance as to future advance provisions and provisions providing for changes in the rate of interest in the insured's mortgage. For guidelines, click here.

ALTA® Endorsement (Limited Pre-Foreclosure Date-Down) (12-03-12). This endorsement to the ALTA Limited Pre-Foreclosure Policy (12-03-12) allows for Date of Policy changes and amendments to Schedules A and B. For guidelines, click here.

The new policy forms are as follows:

ALTA Residential Limited Coverage Junior Loan Policy (08-01-12). The ALTA Residential Limited Coverage Junior Loan Policy insures against loss or damage incurred by reason of: (1) the Grantee not being the named grantee on the last recorded deed; (2) the Land not being the same as the land described in the last recorded deed; (3) any Monetary Liens recorded in the Public Records; and (4) any ad valorem taxes or assessments that appear in the tax records. This policy does not insure the validity of the insured's mortgage and it does not insure that the Grantee (who will generally be the mortgagor) owns the land. It does provide defense costs as stated and does insure a later owner of the debt secured by the insured's mortgage. This form is issued before the Junior Mortgage is executed; it is similar to a commitment to insure. For guidelines, click here.

ALTA Short Form Residential Limited Coverage Junior Loan Policy (04-02-13). This Policy insures the Insured as of Date of Policy against loss or damage, not exceeding the Amount of Insurance, as provided by and subject to the terms, Exclusions from Coverage and Conditions set forth in the ALTA Residential Limited Coverage Junior Loan Policy (08-01-12), all of which are incorporated by reference. For guidelines, click here.

ALTA Limited Pre-Foreclosure Policy (12-03-12). The Limited Pre-Foreclosure Policy is issued to lenders whose liens are in default and who will foreclose or acquire title by deed in lieu of foreclosure. The policy insures against certain matters recorded in the Public Records on or after the recording date of the mortgage in default. For guidelines, click here.

ALTA Short Form Residential Loan Policy (12-03-12). This form was updated to improve readability and clarity.

ALTA U.S. Policy Revised 12-03-12. This form was updated to improve readability and clarity.

The guidelines and underwriting requirements for issuance of these endorsements may be found on Virtual Underwriter at www.vuwriter.com

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:
None
Related Bulletins:
MU2008002 New ALTA Forms
 
MU2009006 New ALTA Forms
 
MU2009008 New ALTA Forms (10-22-09)
 
MU2010003 New, Revised, or Withdrawn ALTA Forms (2-03-10)
 
MU2011002 New, Revised, or Withdrawn ALTA Forms (02-03-11)
 
MU2012001 New ALTA Forms (04-02-12)
 
SLS00307 2006 ALTA Forms
Underwriting Manual:
None
Exceptions Manual:
None
Forms:
ALTA Endorsement (Limited Pre-Foreclosure Date-Down) (12-03-12)
 
ALTA Endorsement 12-06 (Aggregation - Loan) (04-02-13)
 
ALTA Endorsement 12.1-06 (Aggregation - State Limits - Loan) (04-02-13)
 
ALTA Endorsement 13-06 (Leasehold - Owner's) Revised 04-02-12
 
ALTA Endorsement 13.1-06 (Leasehold - Loan) Revised 04-02-12
 
ALTA Endorsement 28.1-06 (Encroachments - Boundaries and Easements) (04-02-12)
 
ALTA Endorsement 28.2-06 (Encroachments - Boundaries and Easements - Described Improvements) (04-02-13)
 
ALTA Endorsement 3.2-06 (Zoning - Land Under Development) (04-02-12)
 
ALTA Endorsement 30.1-06 (Commercial Participation Interest) (08-01-12)
 
ALTA Endorsement 32.1-06 (Construction Loan - Loss of Priority - Direct Payment) (04-02-13)
 
ALTA Endorsement 32.2-06 (Construction Loan - Loss of Priority - Insured's Direct Payment) (04-02-13)
 
ALTA Endorsement 35-06 (Minerals and Other Subsurface Substances - Buildings) (04-02-12) Technical Correction 08-01-16
 
ALTA Endorsement 35.1-06 (Minerals and Other Subsurface Substances - Improvements) (04-02-12) Technical Correction 08-01-16
 
ALTA Endorsement 35.2-06 (Minerals and Other Subsurface Substances - Described Improvements) (04-02-12) Technical Correction 08-01-16
 
ALTA Endorsement 35.3-06 (Minerals and Other Subsurface Substances - Land Under Development) (04-02-12) Technical Correction 08-01-16
 
ALTA Endorsement 36-06 (Energy Project - Leasehold/Easement - Owner's) (04-02-12)
 
ALTA Endorsement 36.1-06 (Energy Project - Leasehold/Easement - Loan) (04-02-12)
 
ALTA Endorsement 36.2-06 (Energy Project - Leasehold - Owner's) (04-02-12)
 
ALTA Endorsement 36.3-06 (Energy Project - Leasehold - Loan) (04-02-12)
 
ALTA Endorsement 36.4-06 (Energy Project - Covenants, Conditions and Restrictions - Land Under Development - Owner's) (04-02-12)
 
ALTA Endorsement 36.5-06 (Energy Project - Covenants, Conditions and Restrictions - Land Under Development - Loan) (04-02-12)
 
ALTA Endorsement 36.6-06 (Energy Project - Encroachments) (04-02-12) Technical Correction 08-01-16
 
ALTA Endorsement 37-06 (Assignment of Rents or Leases) (12-03-12)
 
ALTA Endorsement 38-06 (Mortgage Tax) (12-03-12)
 
ALTA Endorsement 39-06 (Policy Authentication) (04-02-13)
 
ALTA Endorsement 9-06 (Restrictions, Encroachments, Minerals - Loan Policy) Revised 04-02-12 Technical Correction 08-01-16
 
ALTA Endorsement 9.1-06 (Covenants, Conditions and Restrictions - Unimproved Land Owner's Policy) Revised 04-02-12
 
ALTA Endorsement 9.10-06 (Restrictions, Encroachments, Minerals - Current Violations - Loan Policy) (04-02-13) Technical Correction 08-01-16
 
ALTA Endorsement 9.2-06 (Covenants, Conditions and Restrictions - Improved Land Owner's Policy) Revised 04-02-12
 
ALTA Endorsement 9.3-06 (Covenants, Conditions and Restrictions - Loan Policy) Revised 04-02-12
 
ALTA Endorsement 9.6-06 (Private Rights - Loan Policy) (04-02-13)
 
ALTA Endorsement 9.7-06 (Restrictions, Encroachments, Minerals - Land Under Development - Loan Policy) (04-02-12) Technical Correction 08-01-16
 
ALTA Endorsement 9.8-06 (Covenants Conditions and Restrictions - Land Under Development - Owner's Policy) (04-02-12)
 
ALTA Endorsement 9.9-06 (Private Rights - Owner's Policy) (04-02-13)
 
ALTA Endorsement JR1 Revised 08-01-12
 
ALTA Endorsement JR2 (Future Advance) Revised 08-01-12
 
ALTA Limited Pre-Foreclosure Policy (12-03-12)
 
ALTA Residential Limited Coverage Junior Loan Policy Revised 08-01-12
 
ALTA Short Form Residential Loan Policy (12-03-12)
 
ALTA U.S. Policy Revised 2012