What can i do about a bad real estate title insurance company and the surveyors he hires?

i bought a house and refinanced it using the same title insurance co., both times he had it surveyed to make sure i was getting what i was buying. both surveys said my barn was 5'and 10' on my property! when i hired a real surveyor to mark my land, he said the back 2' of my barn was not on my property. the title insurance co. says there is nothing i can do to them and my only option is to sue my neighbor to own that piece of land with an easement around it. i believe the title co. is scamming people with the surveys. i cannot sell my house now because of the encrochment of my barn. is there an angency to contact and report my problems? what should i do?

Review your owner's title insurance policy that you should have received when you purchased the property. If it does not show anything regarding the encroachment of your barn on the neighbor's property, you can file a claim against the underwriter of the policy.

Sounds like the title company you used is a bad one. The reason for tile insurance is to make sure that everything is correct, and they are lible for any corrections after they told you things were correct. How do you know for sure that the 3rd surveyor is correct. You may want to contact a real estate lawyer. I know where I live I can go down to the county office a nd pull up the plat on the property line that are recorded

If there is an encroachment, there will be an exception made on the title policy when the next person buys it. No big deal, unless the next door neighbor decides he wants that 2 feet.