In Hicks v. Saboe, 521 Pa. 380, 384, 555 A.2d 1241, 1243 (1989), the Supreme Court held that "in general, the duty of a title insurance company runs only to its insured, not to third parties who are not party to the contract. The purpose of insurance is to protect the insured, the buyer, from loss arising from defects in the title which he acquires". However, the Supreme Court also noted that an intended third party beneficiary may have a limited cause of action under such a contract. Id.