What Is a Title Search in Real Estate?
A title search is an examination of public records that confirms property ownership and identifies any existing liens, judgments, or claims on the title. It ensures the seller has the legal right to transfer ownership and that the buyer will receive a clean, marketable title at closing.
Title searches are typically performed by a title company or closing attorney before settlement. They review property deeds, mortgages, easements, and tax records to detect any title defects that must be resolved before transfer.
✅ Why a Title Search Matters
- Protects the buyer: Uncovers unpaid property taxes, liens, or legal disputes before purchase.
- Protects the seller: Confirms ownership and helps prevent post-closing title challenges.
- Ensures clear transfer: Confirms that title can be conveyed without restrictions or competing claims.
🔍 How the Title Search Process Works
- Public records search: The title company reviews deeds, mortgages, and liens.
- Examination: Any issues such as judgments, easements, or encroachments are flagged.
- Resolution: The seller or closing agent clears issues before settlement.
- Title commitment: After verification, the title company issues a title commitment, outlining requirements for final insurance coverage.
🏡 The Role of Title Insurance
After completing the title search, the buyer typically purchases title insurance to protect against undiscovered defects, such as recording errors or undisclosed heirs. Even with a clean title search, title insurance provides ongoing protection against future claims.
Both buyers and lenders rely on title insurance to ensure financial security in case of a legal challenge to ownership after closing.