Kevin your last reply spells out the exact problem.  Why is the lowest paid man on the totem pole faced with the greatest risk?

I completely disagree.  In Florida, it is illegal for me to furnish an examined product without issuing title insurance or having a license to practise law.  There are no regulations regarding a "search"; which is what 90% of my orders are.

It is also against the rules of RESPA for a title agent (my customer) to retain their portion (typically 70%) of the title insurance premiuim without performing "core services".  I plain language that means they have to accept their proportionate responsibility for any claim situation - that is why they get the big bucks. 

We are allowing ourselves to accept too much liabilty for a laughable amount of money.  Why do insurance rates climb with the coverage amount?  My fee doesn't.

In my opinon, which ain't worth much, the liablity I assume when I perform a search is the amount my customer pays for it.  If I do a lousy job they should go elsewhere.

What do you think any E&O Carrier is going to do when you file the first $90k claim?  Cancel your policy - and then you are out of business.

By the way, I have never had a valid claim filed against my work - but I have no doubts that it will someday happen.  I have done nothing else for a living for 25 years - the odds are against me.