Often, as a homeowner working on the property you occupy you have more flexibility and can do a home owner permit for almost anything. 

does your total mortgage payment include property taxes and insurance?

Basically, the insurance in “to protect the bank in case I default “ even though my credit is 800 and I haven’t missed any payments to creditors in years!

Also, my tenants have found cheaper alternatives to renters insurance and have not used their services either.  

60 years is pretty much standard around here... but since your property now has a known problem (trust me, title insurers do not operate in a vacuum), the time period is irrelevant.Switching title companies wouldn't fix the problem, it would actually hurt you.

Was former homeowners who got it back.That’s gotta be up there

You'll also want to find out the actual tax and insurance expenses.

You’ll need a new insurance policy with the llc as insured, this is what normally alerts the bank to the transfer.

Bond(promise) for title(ownership) is an agreemnt for you to become owner in future if you meet your obligations(make payment, keep taxes paid, insurance covered, etc)You don't need permission from you lender/seller to dispose of property.

My insurance company doesn’t open until 9:00, but I’m the meantime I’m scrambling to try and get this repaired/replaced.