You’ll also need owner and lender's title insurance as well as the standard fire and liability coverage, which I assume you already buy.

Probate is public, requires paperwork, and changing of the Title/Deeds. 

Luckily these two individuals, separate states and realtor companies, had everything working and running smoothly including my title and exchange company.

Hi Dilini, I would not recommend starting renovation until you take title to the property.

The only logical thing I can think of is if the title company's fees weren't included in the estimates you were given, even then though 4k would still be significant for a title company to charge unless it was a very large loan.

Is it required to go through a title company and put them on deed?

These are the likes of title company representatives, real estate transaction attorneys, and lenders.

Another 1% in seller closing costs of various types, and another 1% for seller paid title insurance.

I'll still have a lawyer review everything plus the title company.

If you're bankable shop around and you will be competitive on rate and terms with banks without going through this arduous process of forming these unnecessary structures, transferring title and incurring additional transactional fees etc.