Unless you are in the real estate business, you might not fully understand what title insurance does or why you need it. But if you’re about to purchase property, you’ll want to have this under-the-radar but vital service in your closing tool kit.
Based in Riverhead, Advantage Title has provided residential and commercial title due diligence throughout the East End since 1987. Executive vice president and regional director Christopher Nuzzi has been with the company for more than 11 years and brings to the job years of experience in local government and management. A native of East Hampton and a graduate of the State University of New York at Albany, Nuzzi worked in the capital city before moving back to the island to work in Suffolk County, focusing on municipal matters in the towns of Brookhaven and Southampton, from managerial and supervision to planning and zoning. He served two terms on the Southampton town board and now lives in Westhampton with his family.
“The bulk of what local governments do is deal with land use, zoning patterns and planning for our future and what the town is going to look like, including public safety, parks, open land and all things that are vital interest in importance to the community,” he explains. “I was involved with a little bit of everything and got to work with the community on a lot of important initiatives that I think of really shaped this area.”
Nuzzi’s experience in local government helped give him an insider’s view of real estate transactions not only on the closing table, but in the broader context of the local municipalities and their ordinances.
Southforker: So, what does title insurance do, exactly?
Nuzzi: We are the somewhat behind-the-scenes group who is doing all the public research to ensure there are no defects in the chain of title. We ensure that the seller is actually the seller without any encumbrances selling to a [qualified] buyer. It’s a one-time fee assessed at the closing that basically assures your right of ownership of that property. It’s a nebulous thing that people don’t associate with until they’re at the closing and writing a check to the title company: It’s definitely not the most exciting part of the real estate transaction, but nevertheless it’s a very important one.
SF: What kinds of issues do you usually come across?
CN: In general, confirming the titles are clear with no outstanding mortgages, judgments or liens … no defects as it relates to ownership; that there are no benefactors of an estate that people were unaware of. We also check on convenance such as rights of way or local and HOA restrictions that might disallow accessory buildings or require approvals to renovations or additions.
There are a lot of things that pop up out here, specific to the East End and South Fork, such as easements to waterfront—lots of questions of access rights. We also handle a lot of meandering fences in and around landscaping between properties. We work with the underwriters to solve these problems and get transactions closed without creating obstacles.
“Everyone has to contend with progress, and I think our communities are doing the best they can to manage that. … this is a beautiful place and it will continue to be sought after.”
Chris Nuzzi, Advantage Title
SF: How does your company work?
CN: We are fully staffed with our own team of examiners, readers, title closers and, very importantly, we have our own counsel so we’re involved with working with the attorneys on both sides extensively throughout the process.
SF: As a lifelong resident and experienced town official, what kinds of changes have you seen in the East End?
CN: Obviously, things have changed in terms of [home] values and affordability. Where Mom and Pop stores lined the main streets, that has become more corporate. But everyone has to contend with progress, and I think our communities are doing the best they can to manage that. It’s certainly a challenge, but what maintains is the idea that this is a beautiful place and it will continue to be sought after.
SF: What does a leisurely day look like for you?
CN: During the pandemic, we spent a lot of time as a family gardening and working around the yard, and also got a flock of chickens. We still spend a lot of time in the yard—it’s a living thing, so we try things and then we change them. We also love boating and fishing and going to various destinations places. I love Montauk Point, Sammy’s Beach and clamming at Three Mile Harbor.
