Fidelity National Financial is a title insurance and settlement services company

Fidelity National Financial (FNF) is one of the largest title insurance companies in the United States. When you buy a home, FNF or one of its subsidiaries often handles the title search, title insurance policy, and closing services — the paperwork and money movement that happen at the end of your purchase.

You do not choose FNF directly. Your lender, real estate agent, or the seller's side typically selects the title company. FNF operates through several brand names, including Fidelity National Title, Chicago Title, and Commonwealth Land Title, so you may encounter it without realizing it.

The company makes money by issuing title insurance policies (which protect you and your lender if someone later claims ownership of your property) and by charging fees for closing services. Title insurance is required by lenders on almost every mortgage.

Key Takeaways

  • Fidelity National Financial is a title insurance company that handles closing services and title searches when you buy a home.
  • You typically do not choose FNF directly — your lender or real estate agent selects the title company, though you can request a different one.
  • FNF operates under multiple brand names including Fidelity National Title, Chicago Title, and Commonwealth Land Title.
  • Title insurance issued by FNF protects you and your lender against claims that someone else owns the property you just bought.

What FNF does at closing

At closing, the title company (often FNF) coordinates the final steps of your home purchase. They verify that the seller actually owns the property and has the right to sell it, search public records for liens or claims against the property, and prepare the settlement statement showing all costs and credits.

FNF also holds the earnest money deposit (the good-faith payment you made early in the purchase process), coordinates with your lender to receive the loan funds, and ensures the deed is recorded correctly with the county after closing. They act as a neutral third party between you, the seller, and the lender.

The title insurance policy FNF issues protects against defects in the title — things like a previous owner's unpaid tax lien, a forged deed in the chain of ownership, or a spouse who was not properly divorced and still has a claim. If a problem surfaces after you own the home, the title insurance covers the legal costs to resolve it.

Title insurance: what it covers and what it does not

FNF's title insurance policy covers legal defense and payment if someone makes a valid claim to ownership of your property or if a lien from before you bought it surfaces. It does not cover problems that arise after you take ownership — for example, if you fail to pay property taxes or if a contractor you hire places a lien on the house.

There are two title insurance policies at closing: the lender's policy (which protects the bank) and the owner's policy (which protects you). The lender's policy is required and paid by you; the owner's policy is optional but strongly recommended. In some states, the seller pays for the owner's policy by custom, though this varies by region.

Title insurance is a one-time premium paid at closing, not an annual fee. The cost varies by state and property value but typically ranges from a few hundred to over a thousand dollars. Once paid, the policy remains in force as long as you or your heirs own the property.

FNF's role in different states

Fidelity National Financial operates differently depending on state law. In some states, title companies conduct closings and hold funds. In others, attorneys handle closings and the title company only issues the insurance. FNF adjusts its operations to comply with each state's requirements.

Some states are "title insurance states" where title companies are the standard closing agent. Others are "attorney states" where a lawyer must oversee the closing. FNF has subsidiaries and partnerships in both types of states so it can serve customers nationwide.

Can you choose a different title company?

Yes. Although your lender or real estate agent may recommend a title company, you have the right to choose your own. If you want to use a different title company instead of FNF, tell your lender and real estate agent early in the process — ideally before an offer is accepted.

Some lenders have preferred vendors and may charge a higher fee if you use an outside company, so ask about this before switching. Your lender must approve the title company you choose, but they cannot force you to use a specific one.

Shopping for title insurance and closing services can save money. Get quotes from at least two or three title companies and compare the total closing costs, not just the title insurance premium. Some companies offer discounts for refinances or if you bundle services.

Common questions about FNF at closing

Many homebuyers see FNF's name on closing documents and wonder whether they should be concerned. The company is regulated by state insurance departments and is one of the largest and most established title insurers in the country. Problems are uncommon, and if an issue does arise, the title insurance policy protects you.

If you have concerns about costs or services, you can contact FNF's customer service or file a complaint with your state's insurance commissioner. You can also ask your real estate agent or lender to explain any charges on your closing disclosure that you do not understand.

Frequently Asked Questions

Do I have to use Fidelity National Financial for my closing?

No. You can request a different title company, though you should do this early in the purchase process. Your lender must approve the company you choose, and some lenders charge a higher fee if you use an outside vendor.

What happens if the title company finds a problem with the title?

The title company will usually work to clear the problem before closing — for example, by having a lien paid off or getting a missing signature corrected. If a problem cannot be cleared, you can decide whether to proceed with the purchase, renegotiate the price, or walk away.

Is title insurance worth the cost?

Title insurance is required by your lender, so you will pay for it regardless. The owner's policy is optional but protects you against ownership claims that could be extremely expensive to defend. Most homeowners find it worth the one-time cost.

Can I get title insurance from a company other than FNF?

Yes. Many title insurance companies operate in most states. You can compare quotes and choose based on price, service, and reputation. All title insurance policies are backed by the same state regulations, so the protection is similar regardless of the company.

What does the title search actually check?

The title search reviews public records to verify the seller owns the property, identify any liens or judgments against it, check for unpaid taxes, and confirm no other claims exist. It does not inspect the physical property or check for code violations or structural problems.