Most closings are typical and title companies do as good a job as attorneys. I come from NJ and in the north part of the state, they tend to use lawyers, in the south, title companies. They do not do investigative work. FEMA maps may periodically be updated but I would assume any institution will use them to designate flood zones. I had a beach house on the ocean and that was obvious but others are not so obvious. If you are in a high risk zone, your rates will be very high. If you are in a low risk zone, your rates will be cheap and begs the question as to whether or not it is needed. Dwelling insurance has nothing to do with flood. Separate policies. Flood policies are usually underwritten by the government and capped at $250,000. Additional insurance would have to be purchased privately, like Lloyds of London. Has nothing to do with ponds or such. The villages does an outstanding job of water control with very sophisticated systems.
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