The law of real property is complicated and technical. The average person dealing in real estate has no knowledge of these rules nor has he time to examine the title. He usually employs counsel or a conveyancer to do this work for him; someone who is familiar with the records, their location, indices and more important, the law applicable to the various situations in the title which the examination might reveal. The responsibility of the examiner to his employer should be noted. He does not guarantee the result of his search. He simply holds out, first, that he has sufficient knowledge and experience to be a competent examiner of titles and, second, that he will with diligence use his knowledge in accordance with the appropriate rules of law. His report of title is only his opinion; backed to be sure by his legal training and a careful scrutiny of the records. The records are copies of instruments; he is not responsible if the signature on some deed in the chain later proves to be a forgery. C may have died intestate owning the property. X and Y thereafter conveyed the property by deed reciting that they are the only heirs of C. Z may thereafter claim to have been an heir as well. The examiner is not to blame. He may pass upon some situation in the title in accordance with the law as then in force. Later a court may reverse the decision upon which the examiner based his opinion. For none of these things is the examiner liable yet his employer may lose large sums as a result.