Utah Code Title 57. Real Estate § 57-1-42. Liability of title insurer or title agent

(a) has not been fully paid; or

(b) has not been partially paid in an amount agreed to by the beneficiary, mortgagee, or servicer as sufficient to release the mortgage or reconvey the trust deed; and

(2)(a) the title insurer or title agent failed to comply with the provisions of Sections 57-1-40 and 57-1-41; or

(b) the title insurer or title agent acted with gross negligence or in bad faith in reconveying the trust deed.