Title Search

What Is a Title Search?

A title search is a review of the official records kept for a piece of real estate, often at a county recorder's or land records office, to establish the property's chain of title. The goal is to confirm who holds legal ownership and whether that owner can sell or borrow against the property. Searchers look for anything that could cloud ownership, such as unpaid property taxes, recorded lien claims, unreleased mortgages, easements, court judgments, or errors in earlier deed documents.

How It Works

A title company, abstractor, or attorney usually performs the search. They trace the property's history backward through each recorded document, noting every transfer, mortgage, and claim. Records are often indexed by owner name, parcel number, or legal description, so a thorough searcher checks several indexes to avoid missing something. The result is typically a title report or abstract that lists the current owner, outstanding claims, and exceptions, which are matters the title will not cover.

A complete search may also check tax records, court dockets, and property surveys, because not every problem appears in the county files. Some issues, such as an heir who was never formally named in a probate case or a spouse's marital property interest, can be harder to spot and may require additional documents to resolve.

Why It Matters to Investors

Buyers and lenders commonly order a title search before a closing or a transfer of ownership. If the search reveals a problem, such as a missing lien release or a deed signed by the wrong person, the issue can often be corrected before money changes hands. Buyers also frequently purchase title insurance, which can protect against certain defects the search did not catch. A title search does not guarantee clear title. It reduces risk by showing what the records say at a particular point in time. Costs and timelines vary by location and property type, so buyers typically ask their title company or attorney for specifics.