Lisa:
Thanks for that clarification- I was just confused as to that limited liability clause-I don't think anyone would accept that where I do work-and as to who "should pay" when the problems come up- that is a good best case situation, but you know as well as I do that we are the bottom of the food chain, and are the first they call when something does not work out-In all my experience that is the one thing I do dread is that phone call- and I have gotten it a few times too, only one has been something I had to file a claim on, and that was just settled this month-the doc was not prepared properly, had no legal description and was paid on for two yrs after ward- all inside stuff- the property was sold from brother to brother and then allowed to eventually get foreclosed on , with the purchaser having  the same name- just a poster child case for fraud-but the call came in and the title insurance company just paid the claim- then they come after us!! That makes the the days go by so much slower when you have that hanging over your head. If I could have that limited liability clause as something I could get away with, it would have eliminated years of "worry".
Thanks again for your input , again.
Steve