Title Search
A title search is a detailed examination of public records to trace the history of a property's ownership and identify any claims, liens, or defects that could affect the buyer's rights. A title company or attorney conducts the search before closing, reviewing recorded deeds, court judgments, tax records, and other documents.
A thorough title search traces ownership back 40–60 years (in some states, further). The searcher reviews county deed records to confirm a clear chain of title, court records for judgments and litigation, tax records for outstanding property tax liens, federal and state tax lien indexes, mechanics' lien filings from contractors, UCC filings, and probate records for estates.
The search results in a title report (also called an abstract or preliminary title report) that lists any issues found. Common title issues include federal and state tax liens, contractor mechanic's liens, divorce and estate matters affecting ownership, easements and covenants that run with the property, and HOA assessment liens. Most issues can be resolved before closing—by paying off liens, getting releases, or obtaining affidavits.
Title searches cost $150–$400 and take 1–5 business days for most residential properties. Rural properties, properties with complex ownership histories, or properties involved in foreclosure or estate sales may take longer. The cost is typically included in your overall title insurance premium rather than itemized separately.
Key Takeaway
A title search is a detailed examination of public records to trace the history of a property's ownership and identify any claims, liens, or defects that could affect the buyer's rights. A title company or attorney conducts the search before closing, reviewing recorded deeds, court judgments, tax records, and other documents.
Related Terms
Frequently Asked Questions
Licensed title abstractors or attorneys employed by or contracted to a title insurance company. They search county courthouse records, tax databases, court records, and other public sources to verify clear title.
Typically 1–5 business days for most suburban properties. Rural properties or those with complex histories may take 1–2 weeks. Your closing timeline should account for the title search completion.
The title company notifies you and your real estate agent. Many issues are routinely cured—old liens are paid off, releases are obtained, clerical errors are corrected. If a problem can't be resolved, closing may be delayed or the sale may fall through.
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