(

a) A seller of residential real property improved by four or fewer dwelling units shall not require directly or indirectly, as a condition of selling the property, that title insurance covering the property or escrow service provided in connection with the sale of the property be purchased by the buyer from a particular title insurer or escrow agent. This

section does not prohibit a buyer from agreeing to accept the services of a title insurer or an escrow agent recommended by the seller if written notice of the right to make an independent selection of those services is first provided by the seller to the buyer. (

b) For purposes of this section:

(1) Escrow service” means service provided by a person licensed pursuant to Division 6 (commencing with

Section 17000) of the Financial Code, or exempt from licensing pursuant to

Section of the Financial Code. (2) “Seller” means a mortgagee or beneficiary under a deed of trust who acquired title to residential real property improved by four or fewer dwelling units at a foreclosure sale, including a trustee, agent, officer, or other employee of any such mortgagee or beneficiary. (3) “Title insurance” means insurance offered by an insurer admitted in this state to transact title insurance pursuant to

Chapter 1 (commencing with

Section 12340) of Part of the Insurance Code. (

c) A seller who violates this

section shall be liable to a buyer in an amount equal to three times all charges made for the title insurance or escrow service. In addition, any person who violates this

section shall be deemed to have violated his or her license law and shall be subject to discipline by his or her licensing entity. (

d) A transaction subject to this

section shall not be invalidated solely because of the failure of any person to comply with any provision of this act.