How to Request a Title Search

A title search examines public records to verify property ownership and identify issues:

What's Included:

• Chain of title (ownership history)

• Recorded liens and mortgages

• Easements and right-of-ways

• Encumbrances and restrictions

• Judgments against current/prior owners

• Tax status and special assessments

• Pending litigation (lis pendens)

Types of Title Searches:

• Full search: 40-60 years of records

• Current owner search: Present owner only

• Two-owner search: Current and prior owner

• Update search: Since last full search

Choose the search depth based on your transaction needs.

Accurate property identification ensures the search covers the right property:

Required Information:

• Property address (street, city, state, ZIP)

• Legal description (from deed)

• Parcel number or APN

• County where property is located

Where to Find This Information:

• Previous deed or title policy

• County assessor's website

• Property tax bill

• Real estate listing

• Mortgage documents

Having the parcel number ensures accuracy, especially for properties with similar addresses or in subdivisions.

Several options exist for obtaining a title search:

Title Insurance Companies:

• Conduct searches as part of issuing title insurance

• Most thorough option for real estate transactions

• Required by most mortgage lenders

Title Abstract Companies:

• Prepare title abstracts and opinions

• May not include title insurance

• Common in some states (Texas, Iowa)

Professional Title Searchers:

• Independent contractors who search records

• Cost-effective for informational searches

• Results reviewed by attorney or title company

DIY Searches:

• Free if you search county records yourself

• Risk of missing important issues

• Not recommended for transactions

For property purchases, always use a professional who can be held accountable.

Provide complete information when ordering your title search:

Information to Include:

• Full property address and legal description

• Parcel number (if available)

• Current owner name(s)

• Type of search needed

• Purpose (purchase, refinance, informational)

• Deadline or closing date

Common Request Methods:

• Online order forms

• Phone orders

• Email with property details

• Through your real estate agent or attorney

For real estate transactions, the title search is typically ordered by the buyer's closing agent, title company, or attorney.

Understanding your title search results helps identify issues before closing:

Title Commitment/Binder:

• Lists requirements to close

• Shows exceptions not covered by insurance

• Identifies liens to be paid at closing

Common Issues Found:

• Outstanding mortgages or home equity lines

• Mechanic's liens

• Tax liens or unpaid taxes

• Judgment liens against owner

• Easements affecting property use

• Deed restrictions or CC&Rs

Schedule B Exceptions:

• Items not covered by title insurance

• Surveys may reveal additional issues

• Review carefully before accepting

Discuss any concerns with your title company or attorney before proceeding.

Most title issues can be resolved prior to closing:

Common Resolutions:

• Pay off existing liens from sale proceeds

• Obtain lien releases before closing

• Correct deed errors with corrective documents

• Resolve boundary issues with survey or agreement

• Clear judgments with satisfaction documents

Seller Responsibilities:

• Clear title is typically seller's obligation

• Seller pays off existing mortgages

• Seller resolves liens they created

Title Insurance Coverage:

• Owner's policy protects buyer against undiscovered issues

• Lender's policy protects mortgage company

• Consider enhanced coverage for newer construction

Don't close until you're comfortable with the title condition.