General NCS

What is the National Commercial Services Group? How does it differ from all other Fidelity National Title offices?

The National Commercial Services (NCS) Group is the national commercial division of Fidelity National Title Insurance whose mission is to manage its largest, most complex, multi-site title insurance transactions throughout the United States and Caribbean. Based in Atlanta, Georgia, the NCS group aggregates all of its internal resources within Fidelity National Title Insurance and its affiliates and agents to offer the most comprehensive title insurance resources in any one office. Our group works with national and local boutique law firms, real estate investment trusts, banks and investments institutions, commercial, industrial and residential developers, property managers, brokerage firms and real estate owned (REO) clients. The NCS staff is personally committed to developing innovative solutions for complex escrow, construction and other real estate transactions. From title order placement to final policy issuance, the NCS Group offers unparalleled solutions, resources and service – all with a human touch.

The Atlanta NCS office sets itself apart by being the only title insurance operation both among our own Fidelity National Title Insurance operations as well as all of our competitors to offer all of the below real estate services under one roof. This comprehensive approach allows our operation to provide value-added customer service at highly-competitive rates.


What products and services are offered by Fidelity National Title?

  • Title Insurance for the local Atlanta area
  • Title Insurance for all 50 states
  • Escrow Closing    
  • Construction Disbursing Review & Disbursement    
  • UCCPlus Insurance & Mezzanine Financing  
  • Earnest Money Escrow & Document Deposit Escrows    
  • 1031 Exchange & IPEX Tax Deferred Solutions    
  • National Special Projects including multistate/multisite recording solutions  
  • National Title Information ( website providing sample document forms, recording related fees and laws and customs for all 50 states

What is the function of your sales and account management department?

The Atlanta NCS Sales Department is comprised of account professionals who pride themselves on providing the utmost customer service oriented solutions to today’s real estate transactions and issues. Our team specializes in handling transactions from the start of a transaction with competitive quotes and title order placement through all phases of the deal coordination including the underwriting and escrow closing process and, finally, through the post-closing follow-up stages of all deals including timely policy issuance.

Our team has a wide ranging client base including but not limited to national and local boutique law firms, real estate investment trusts, banks and investments institutions, commercial, industrial and residential developers, property managers, brokerage firms and real estate owned (REO) clients.

Our account management team also helps coordinate seminars and webinars for our clients to help keep them apprised of any new developments and coverage changes in the title and real estate industry.

If you do not have a current Fidelity National Title Insurance sales representative in our National Commercial Services group handling your transactions, please contact us and let us know more about your company so that we can discuss how best we can assist in your title related needs.

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Title Insurance

What is Title Insurance and what benefits does it provide?

Title insurance is a form of indemnity insurance which insures against financial loss from defects in title to real property and from the invalidity or unenforceability of mortgage loans. With a title insurance policy, you have an indemnity contract that will reimburse you for loss in the event someone asserts a claim against your property that is covered by the policy.


How can there be a title defect if the title has been searched?

Title insurance is issued after a careful examination of documents filed in the public records. Even the most thorough search cannot absolutely assure that no title hazards are present, despite the knowledge and experience of professional title examiners and underwriting practices. In addition to matters shown by public records, numerous other title problems may exist that are not disclosed in a search.


What does Title Insurance protect against?

Here are just a few of the most common hidden risks that can cause a loss of title or create an encumbrance on title:

  • Errors or omissions in recorded legal documents
  • Mistakes in examining title records
  • Fraud or forgery
  • Erroneous or inadequate legal descriptions
  • False impersonation of the true owner of the property
  • Forged deeds, releases or wills, instruments executed under invalid or expired power of attorney
  • Misinterpretations of wills and deeds by persons of unsound mind
  • Deeds by minors
  • Deeds by persons supposedly single, but in fact married
  • Liens for unpaid estate, inheritance, income, real estate or gift taxes

What protection does title insurance provide against defects and hidden risks?

The title insurer will defend its insured against any covered lawsuit attacking title, and will either clear up title problems or compensate the insured for its loss. For a one-time premium, an owner's title insurance policy remains in effect as long as you retain an interest in the property.


What does this ultimately mean to you?

The peace of mind in knowing that the investment you've made is a safe one. And, in the event of a title defect, you have a company who has been in business for over 165 years and holds the largest claims reserves in the industry to help protect you against costly errors and omissions.


What title companies are affiliated with Fidelity National Title Insurance?

Fidelity National Title Insurance is a member of the Fidelity National Title Group. Our Family of Title Insurance underwriters includes:

  • Fidelity National Title Insurance Company
  • Chicago Title Insurance Company
  • Commonwealth Title Insurance Company
  • Alamo Title Insurance Company

The Fidelity National Title Group Family of Companies represents the largest title insurance network in the world and our claims reserves are larger than all major competitors combined.

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Title Orders

How can I place an order for title insurance?

Title orders can be placed by contacting your Atlanta NCS representative or calling us at 770-850-9600. Our attentive staff will promptly review the transaction details and provide an email confirmation of the request including the assigned Fidelity National Title Insurance file number for future reference.


What information is needed to initiate a title order?

The below information will greatly assist our title examination and coordination staff in promptly and properly completing the requested title commitment searches.

  • Transaction Type – Sale / Refinance / Construction Financing
  • Property Type – Commercial / Residential / Vacant
  • Property Address
  • Tax Parcel Numbers and / or Legal Description
  • Include any Prior Title Policies or Title Commitments, if available
  • Purchase Price / Loan Amount
  • Transaction Parties: Seller / Borrower / Current Owner of Record / Buyer / Lender
  • Proposed Closing Date
  • Contact Information for Sellers / Buyers / Borrowers / Lenders / all Attorneys
  • Contact Information for any parties who should receive the title work once completed

What are your title insurance rates?

For commercial rates, please contact your Atlanta NCS representative or 770-850-9600 for a deal specific quote catered to the details of your transaction.

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Construction Disbursing

What is a construction disbursing?

Construction disbursing is the vehicle utilized by owners and/or lenders to obtain construction draws and title insurance coverages. Entered into by and among at least three parties (Including FNTIC, as Escrowee), these written agreements provide for the deposit and disbursement of funds used to pay the cost of the construction of improvements to the land and, if so provided, related development costs.


What are the different types of Construction Disbursing Services available?

Construction Loan Escrow: This type of escrow provides that the Escrowee be prepared to furnish a Lender’s Title Policy and date down endorsements (to the extent such endorsement is available) to provide interim title insurance assuring the lender as to the validity, enforceability, and priority of its mortgage lien limited to the extent of the mortgage proceeds disbursed and to the extent such priority exists by law.

Owner’s Construction Disbursing with Insurance (aka “Armour Note “): Similar to the Construction Loan Escrow, this type of escrow is used when there is no loan. This type of escrow provides that the Escrowee be prepared to furnish an Owner’s Title Policy and date down endorsements (to the extent such endorsement is available) to provide mechanic’s lien coverage to the extent of the amount of funds disbursed through escrow and also to the extent of lien waiver documentation is reviewed by Escrowee.

Owner’s Construction Disbursing without Title: This escrow is used when there is no Lender or Owners Title Policy. In this instance, the Escrowee provides disbursement services only, yet the documentation is collected and reviewed is the same as the Construction Loan Escrow.

Outside Interim Certification: This escrow is used on those occasions when the Lender wants to make the disbursement of their construction loans themselves, yet requires title insurance coverage to protect the priority of their mortgage. The same documentation is required for an Outside Interim as for a Construction Loan Escrow.


How does a typical construction disbursing operate?

The following is a typical step-by-step process for a Construction Loan Escrow:

  1. Client places an order for title insurance with their Sales Representative. The construction loan closes and the client requests a Construction Loan Escrow.
  2. A Construction Disbursing Officer in the National Commercial Services Construction Disbursing Department is assigned to the project.
  3. The client discusses the specifics of the project with the Construction Disbursing Officer and receives a packet of forms, including a request for any additional underwriting requirements, if necessary, and an Escrow Agreement. The client returns the signed Escrow Agreement to the Construction Disbursing Officer, plus additional documentation, if needed.
  4. Monthly construction draws commence with the submission to the Construction Disbursing Officer of an Owners Statement and General Contractor Statement, and all other documentation required by the Escrow Agreement. The Construction Disbursing Officer reviews the documentation and coordinates with the Lender. If the documents are acceptable, funds are disbursed and the endorsement to the Lender’s Title Policy is issued.
  5. Upon completion of the final disbursement, the Construction Disbursing Officer will issue a final endorsement to the policy (if required) and will close out the escrow.

Do you conduct construction disbursing services just for commercial properties?

The National Commercial Services Construction Disbursing Department is able to provide construction disbursing services for commercial, industrial, retail, hospitality, governmental, institutional and agricultural properties.


Do you conduct construction disbursing services just for Atlanta, GA properties?

The National Commercial Services Construction Disbursing Department provides construction disbursing services for all 50 states.


For which underwriters can the National Commercial Services Construction Disbursing Department provide service?

The National Commercial Services Construction Disbursing Department can be an Escrowee for policies issued by any subsidiary in the Fidelity National Title Group, including Fidelity National Title Insurance Company, Chicago Title Insurance Company, Commonwealth Land Title Insurance, and Alamo Title Insurance.


What are the benefits in working with the National Commercial Services Construction Disbursing Department?

Our seasoned staff members represent over 160 years of combined construction disbursing experience and knowledge to help you with your construction project.


What type of agreements and forms are needed to initiate a construction disbursing?

For any escrow in which National Commercial Services Construction Disbursing Department is to act as Escrowee, a fully executed, written Escrow Agreement is required. The forms of these agreements are specific to each type of Construction Disbursing and some may require preapproval by Underwriting. Additionally, for any escrow in which title insurance is required, a title order must be opened and in place before the escrow agreement can be signed by the Escrowee.


What are the typical forms needed from the owner, general contractor and subcontractors for a construction disbursing?

Every escrow typically requires an Escrow Agreement, Owner’s Sworn Statement, General Contractor’s Sworn Statement, Owner’s Approval, Lender’s Approval [CAR] (if a lender is a party to the agreement), Architect’s Certification, Partial or Final waivers and W9 forms. Depending on the circumstances, we may require Indemnities from the owner and general contractor.


Who should we contact to initiate a construction disbursing with the National Commercial Services Construction Disbursing Department?

For further information on the services provided by the National Commercial Services Construction Disbursing Department, contact us at (770) 850-9600.

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