Bifurcated Title in Illinois
What Is Bifurcation of Title?
Bifurcation of title is when the buyer chooses a different title company than the one selected by the seller’s attorney, so the buyer’s side of the title services is handled by the buyer’s preferred provider.
When the buyer is obligated to pay for title insurance, Illinois law supports the buyer’s right to choose the title insurance company and agent.
Savings vary by transaction, lender requirements, contract terms, pricing, and timing.
Not Sure What Stage You’re In? Get Clear Next Steps.
What the Law Says
The Illinois Title Insurance Act (215 ILCS 155/18.1) addresses this directly:
A lender or producer of title business cannot require the party paying for title insurance to use a specific title company as a condition of providing services.
Why Bifurcate With EV Häs?
- Meaningful savings on title-related fees (transaction dependent)
- Bilingual support throughout the process
- More control over roles and timing
- Clearer communication and real-time updates
- Cleaner closing workflow with fewer last-minute surprises
Why This Works
Discounts and smoother performance happen when the title partner already knows the attorney’s expectations, timelines, and document standards—so coordination is faster and issues are resolved earlier.
Not sure which practice area fits?
How Bifurcation Works
Ask to bifurcate early
Request during offer stage or attorney review period
Choose your title company
Select your preferred provider for the services you are paying for
Coordinate with the seller’s team
Ensure roles are clearly assigned between both title companies
Title company handles buyer-side documents
Your title company manages escrow and lender documents on your behalf
Close with a clearer workflow
Complete closing with potentially lower costs and better coordination
If requested late, coordination becomes harder. Early notice makes the process smoother for everyone involved.
Your Concerns and the Truth
Is it legal?
Will it delay closing?
Is it complicated?
The process itself is straightforward when handled by experienced professionals. Your attorney and chosen title company coordinate with the seller’s team to ensure clear role assignments and smooth document flow.
Why have I not heard of this?
Free Case Analysis
Ready to Get Clear Next Steps?
Tell us what notice you received or your next court date. We’ll confirm where you are in the process and recommend your strongest next move—without panic or guesswork.
We typically respond the same business day or the next business day.