Title Search
The research process that traces recorded ownership and identifies documents affecting a property's title.
01
What It Means
A title search is an examination of public records to determine how a property is currently vested, who has an interest in it, and what recorded documents affect it. The search typically covers deeds, mortgages and deeds of trust, liens, judgments, easements, plats, and other instruments recorded with the county.
The results of that research are summarized in a title commitment, which sets out the conditions under which a title insurance policy would be issued and lists the exceptions the policy would not cover.
02
Why It Matters
Recorded matters travel with the land, not with the owner. A title search is how those matters come to light before closing rather than after — access easements, utility easements, mineral reservations, unreleased liens, or an old boundary agreement.
The search also confirms that the party signing as seller has the authority to convey the property, which becomes important with estates, trusts, entities, and properties held by multiple owners.
03
Common Misconceptions
- "A title search covers everything that could affect the property." A search covers recorded documents. Unrecorded agreements, boundary conditions visible only on the ground, and survey matters generally fall outside it.
- "A clean search means there is nothing to review." Even routine commitments list exceptions worth reading, and the underlying recorded documents are where the substance lives.
- "A title search is the same as a survey." A search reviews records; a survey establishes physical boundaries and improvements on the ground.
04
Questions to Ask
- How far back does the search go for this property?
- Can you provide copies of every recorded exception document?
- Are there any unreleased liens, judgments, or deeds of trust?
- How is the property currently vested, and who must sign to convey it?
- Are minerals or water rights severed from the surface?
05
Related Reading & Resources
The most successful real estate decisions often involve collaboration between several professionals working toward the same goal. Understanding each person's role helps you ask better questions and make more confident decisions.
06
Other Title Terms
- Title CommitmentThe document that sets out what the title company found and the terms on which it would insure title.
- Title InsuranceCoverage designed to protect against certain covered defects in title that existed before the policy was issued.
- Owner's PolicyThe title insurance policy that protects the buyer's ownership interest rather than the lender's loan.
- Lender's PolicyThe policy a lender requires to insure the validity and priority of its lien.
- EscrowThe neutral holding and disbursement of funds and documents according to the parties' written instructions.
- ClosingThe point at which documents are signed, funds are disbursed, and ownership transfers.
Questions About the Closing Process?
Closing on a property involves many moving parts, from title research and escrow to signing documents and recording ownership. I'd be happy to help you understand the process, answer your questions, and connect you with experienced title professionals as you prepare for your transaction.
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