You, your attorney and title insurance.
Whether the buyer or seller is responsible for providing and paying for title insurance is negotiable, and will be spelled out in the contract. Even if it isn't your responsibility, your attorney should be involved in the title process.

The title agent will issue a title "commitment," outlining the status of the title, including any major defects as well as any "exceptions" to the title holder's ownership. Exceptions are situations where the title owner relinquishes control over a given aspect of the property. For example, your home might share a driveway with the house next door, or the telephone company may have access to the phone lines running through your yard.

Potential problems. The above examples are pretty normal exceptions, and most buyers would accept them without a fuss. But sometimes title exceptions can pose problems to the buyer. Exceptions are situations in which the title owner gives up control of a specific aspect of the property, such as a shared driveway. Your real estate attorney can advise you on how to deal with these exceptions.

Time limits. If a buyer wants to object to an exception on your title, he or she has a specified timeframe in which to do so. As the seller, you have a certain amount of time to resolve the exception, or the buyer can legally withdraw from his contract with you. A real estate attorney can help resolve the exception, saving a sale that might otherwise fall through.

Cost. Since the fee for title insurance will be about the same whether a real estate attorney or a non-attorney title agency issues it, it just makes sense to get the added value of an attorney's legal advice and counsel.