I sure hope you can help me. I purchased a house about three…

I don't think title insurance covers problems with the structure of the house.

But that's not to say that is the end of the matter.

Let me explain the law.

Generally the law with respect to the purchase of homes is that the purchaser has the right to inspect the home for defects. If the Purchaser decides to buy the home then generally the law can be summed up by the well known phrase "buyer beware." The legal phrase for this is the Latin phrase caveat emptor.

However, at the same time the Vendor is not permitted to misrepresent, fail to disclose or actively try to hide defects.

As well the vendor has a duty to disclose a latent defect if it's substantial. This usually includes defects that render the premises uninhabitable or unfit for the use the Purchaser is planning for. It would also include the situation where the cost to repair is going to be substantial as well.

Your next step then may be to sit down with a lawyer and review all the relevant facts with the lawyer. Bring in all the documentation of course, including the inspection report. It may be that you will have a case against the Vendor or the inspector. If the inspector was negligent that disclaimer is meaningless. You relied on the inspector as your expert.

If you don't know any lawyers what you can do is contact the Law Society and use their Lawyer Referral Service. You will be given the name of a lawyer and can consult with the lawyer and the first half hour will be free.