Do Las Vegas buyers have to pay for lender’s title insurance?

Las Vegas buyers are commonly responsible for the lender’s title insurance policy required by their mortgage company. This cost is usually listed on the closing disclosure and can sometimes be negotiated as part of overall seller concessions.

Can buyers and sellers in Nevada negotiate who pays for title insurance?

Yes. While there are common practices in Nevada, including Las Vegas, who pays for owner’s and lender’s title insurance can be negotiated in the purchase contract. Your real estate agent and escrow officer can explain local norms and help structure the agreement.

Are title insurance customs different in Las Vegas compared to the rest of Nevada?

Las Vegas follows general Nevada customs, but specific practices can vary by neighborhood, price point, and market conditions. Some new construction or luxury transactions may handle title and escrow fees differently, so it’s important to review your contract and closing disclosure carefully.

Who Pays for Title Insurance in Nevada? A Guide for Las Vegas Buyers and Sellers.

Q: Who pays for title insurance in Nevada?

In many Nevada transactions, the seller typically pays for the owner’s title insurance policy, while the buyer usually pays for the lender’s title insurance policy. However, this can be negotiated in the purchase agreement and may vary by local custom in Las Vegas.

platinumtitleandescrow
6 days ago
5 min read

Platinum Title & Escrow team member presenting closing documents to clients in a professional Las Vegas office setting—serving Summerlin, Henderson, and Boulder City with trusted escrow services

Opening a real estate contract in Las Vegas is exciting—you're one step closer to owning your piece of the Entertainment Capital of the World. But when you get to the "who pays for what" section of your closing documents, confusion often sets in. One of the biggest questions for buyers and sellers in Nevada: who pays for title insurance?

The Direct Answer: Who pays for title insurance in Nevada? This guide for Las Vegas buyers starts here. In Nevada, the responsibility for title insurance is negotiable, but there are well-established local customs in Clark County that dictate who typically writes the check. Understanding these customs—and knowing when they can be adjusted—can save you thousands of dollars and prevent surprises at closing.

Ready to get specific numbers for your transaction? Get Your Personalized Title Quote Today. Contact Platinum Title and Escrow at www.TimeToGoPlatinum.com or 702-498-4782.

Who Pays for Title Iinsurance in Nevada? A Guide for Las Vegas Buyers. Understanding The "Customary" Split in Clark County

For buyers navigating Nevada real estate, understanding who pays for title insurance in Las Vegas starts with knowing the local customs. In Southern Nevada, decades of real estate tradition have created certain expectations around title insurance costs. While these aren't laws set in stone, they're followed in the vast majority of transactions.

The Owner's Policy: Typically the Seller's Responsibility

In Clark County, it is historically customary for the seller to pay for the Owner's Title Insurance Policy. This makes practical sense: the seller is the one providing the property and needs to prove they're delivering a clear, marketable title to the buyer. Think of it as the seller's way of saying, "Here's proof that this property is truly mine to sell, free and clear of hidden problems."

The Owner's Policy protects the new owner (that's you, the buyer) against title defects that existed before you purchased the property. This includes things like forged deeds, undisclosed heirs, recording errors, and liens that weren't properly released.

The Lender's Policy: Typically the Buyer's Responsibility

On the flip side, the buyer typically pays for the Lender's Title Insurance Policy. This policy is required by your mortgage lender to protect their financial interest in the property. Since you're the one securing the loan and benefiting from the financing, you're usually the one who pays for this coverage.

The Lender's Policy only protects the lender's investment—not yours as the homeowner. That's why the Owner's Policy is so important, even though it's typically covered by the seller.

💡 Pro Tip: Remember the Nevada Residential Disclosure Guide? Everything in your real estate transaction is negotiable. The "customary" arrangement is just that—a custom, not a law. If you're in a strong negotiating position, you can structure the title insurance costs however you and the other party agree.

Why Title Insurance is Non-Negotiable (Even if Who Pays for it is)

Some buyers ask: "Do I really need title insurance?" The short answer is yes—and here's why skipping proper title protection is one of the riskiest moves you can make in real estate.

The Hidden Dangers Lurking in Property Titles:

• Undiscovered Liens: Previous owners may have unpaid contractor bills, tax liens, or judgment liens that weren't properly cleared. Without title insurance, these become your problem.

• Heirship Claims: Imagine buying a home only to have a previously unknown heir surface, claiming ownership rights. It happens more often than you'd think.

• Fraud and Forgery: In our digital age, title fraud is increasingly sophisticated. Forged deeds and fraudulent transfers can cloud your ownership for years.

• Survey and Boundary Disputes: Your new pool might actually be on your neighbor's property, or that fence line might not match the legal description.

• Recording Errors: Even a simple clerical mistake at the county recorder's office can create massive headaches for property ownership.

At Platinum Title & Escrow, we conduct an exhaustive title search before every transaction. We comb through decades of property records, court documents, tax records, and legal filings to ensure you're receiving a clean title. Our experienced team has caught countless issues before they became costly problems for buyers and sellers.

Factors that can Shift the Cost

When asking "who pays for title insurance in Nevada," buyers in Las Vegas should understand that while Clark County customs provide a baseline, several factors can change who ultimately pays for title insurance in your specific transaction.

Market Conditions: The Power Balance

Real estate markets are constantly shifting, and the balance of power between buyers and sellers shifts with them.

In a Seller's Market: When inventory is low and multiple buyers are competing for properties, buyers might offer to pay for all title insurance fees (both Owner's and Lender's policies) to make their offer more attractive. In the competitive Las Vegas market of recent years, we've seen buyers cover closing costs that would traditionally fall to the seller just to win the bidding war.

In a Buyer's Market: When properties are sitting longer and sellers are motivated, buyers have more leverage to negotiate. A buyer might request that the seller cover not only the Owner's Policy but also contribute to the Lender's Policy or other closing costs.

New Construction: Know Your Rights

Purchasing new construction in one of Las Vegas's growing communities? This is another important scenario where buyers in Nevada should understand who pays for title insurance. Builders often have preferred title companies and may initially present it as a requirement to use their chosen provider.

Here's what you need to know: Under federal law (specifically, the Real Estate Settlement Procedures Act), you have the legal right to choose your own title company. While builders may offer incentives to use their preferred provider, they cannot make it a condition of sale.

Working with an independent title company like Platinum Title & Escrow ensures you have an advocate solely focused on your interests, not the builder's bottom line. We've helped countless new construction buyers navigate these situations professionally and protect their rights.

Building a new home? We'll protect your rights and your investment. Schedule Your Free Builder Transaction Consultation. Contact Platinum Title and Escrow at www.TimeToGoPlatinum.com or 702-498-4782.

Cash Transactions

If you're purchasing a property with cash (no lender involved), you won't need a Lender's Policy at all. However, you absolutely should still get an Owner's Policy. Without a lender requiring it, some cash buyers mistakenly skip this protection—don't make that expensive mistake.

Type of Property

Commercial real estate transactions, land purchases, and unique property types may have different customs around title insurance costs. These are almost always negotiated on a case-by-case basis based on the specifics of the deal.

Conclusion and Next Steps

Who pays for title insurance in Nevada? As this guide for Las Vegas buyers has shown, while Clark County customs provide a roadmap—with sellers typically paying for the Owner's Policy and buyers paying for the Lender's Policy—your specific purchase agreement is the final word. Everything in Nevada real estate is negotiable, and understanding these conventions gives you the knowledge to negotiate confidently.

The most important thing? Don't let title insurance become an afterthought. Whether you're the buyer or seller, proper title protection is one of the smartest investments you'll make in your real estate transaction.

At Platinum Title & Escrow, we've handled thousands of Las Vegas closings and understand the local market inside and out. Our team will:

• Provide transparent, upfront pricing so there are no surprises at closing

• Conduct a thorough title search to identify and resolve issues before they become problems

• Guide you through every step of the closing process with clear communication

• Ensure your title is properly insured, regardless of who's paying for it

Don't leave your closing costs to guesswork. Get clarity on exactly what you'll pay and when you'll pay it. Book Your Consultation Online Now Schedule a consultation with our Las Vegas escrow experts and get answers to all your title insurance questions.

About Platinum Title & Escrow: Serving the Las Vegas valley with professional title and escrow services, we combine local expertise with cutting-edge technology to make your real estate closing smooth and stress-free. Contact us today to experience the Platinum difference.