Real estate title search: A guide to spotting property risks

What you’ll learn ✅

— What a real estate title search is

— When you should pursue a title search and why

— How a title search works and who conducts it

— How long it takes and how much it costs

A property can look great in person and on paper, but that doesn’t mean it doesn’t have issues. What you don’t see when you browse houses are the potential risks that might be hiding under the surface. A real estate title search tells you who owns the property and whether it has any problems that could interfere with your right to buy, use, and resell it.

Mortgage lenders almost always require a home title check before closing. These searches protect buyers and providers from unwanted surprises down the line, uncovering unresolved liens and taxes that could derail the transaction and delay closing. 

In this guide, learn about real estate title searches, what they reveal, and how to conduct one so you can move forward with confidence.

What’s a property title search?

A real estate title search is a review of public records related to a property, including items like deeds, liens, and tax records. The purpose is verifying legal property ownership and identifying any issues that could affect the home.

Once the search concludes, you and your lender receive a preliminary report. This includes recorded documents and any title issues to address before closing, which could include unpaid property taxes and invasive easements.

You can think of a title search kind of like a background check for a home. It examines a house’s history, giving you and your lender peace of mind in a significant financial commitment.

Who does a title search on a property?

Title companies and real estate attorneys typically perform title searches. They trace the chain of title from one historical owner to the next, making sure there aren’t any gaps, competing legal claims, and errors. 

Motivated buyers can review public records to get the ball rolling on a title search but don’t usually conduct the bulk of the work. Professionals have tools, expertise, and established partnerships with local offices, helping them efficiently examine records. 

For example, a title company could interpret legal descriptions and quickly coordinate fixes if they find issues. Title companies and attorneys also know how to liaise with lenders and deliver documents on time while adhering to legal standards.

Why should I conduct a real estate title search?

Lenders usually require title searches to identify and solve property risks before closing. Loans are large investments, and mortgage providers need to know they’re making a wise decision before committing.

These searches also protect your interests as a buyer. Skipping a property title search is risky because existing debts and restrictions don’t follow the previous owner — they follow the property. If a past owner didn’t pay taxes or compensate a contractor, for instance, those liens can become your problem after you close. 

Just in case a title search misses an issue, safeguard yourself with title insurance. This coverage protects you in the event of hidden risks, and with platforms like Better, it’s simple to take out a policy. Better offers an efficient online title insurance process, so you can secure coverage and easy financing in one place.

...in as little as 3 minutes – no credit impact

How to do a title search on a property

You can conduct a partial online property title search yourself, but most people rely on an attorney or title company. Certain records, indexing, and legal requirements vary by jurisdiction, so the process is often easier for a professional to manage.

Here are the basic steps involved in a real estate title search:

— Identify the recordkeeping jurisdiction: Confirm where and in what format your chosen area holds records. You can usually find property records locally at the County Clerk's Office or the Registrar of Deeds.

— Check online availability and search portals: Determine if there’s an online property search for your chosen area. Many counties provide searchable indexes based on property details, but older records may require in-person retrieval.

— Gather property identifiers: Collect the home’s street address and current owner’s name. This helps trace the correct documents and find any errors.

— Locate the latest recorded deed: Find the most recent deed transferring the title to the current owner. Verify the grantor/grantee, the legal description, and any reservations.

— Trace the chain of title: Review prior deeds in the property’s history to ensure each transfer was executed and recorded accurately.

— Search for issues: Scan property indexes for factors that affect the property, like mortgages, liens, and court judgments. Confirm the property’s tax status with the assessor or treasurer to check for any due taxes.

Real estate title search example

Imagine you’re buying a craftsman home in a quiet suburban neighborhood. The seller accepted your offer, and your lender orders a title search to confirm nothing is legally attached to the property.

The title company’s researcher pulls public records and reviews past deeds, mortgages, and liens tied to the property. They discover an old, unreleased mortgage while reviewing the chain of ownership. A previous owner took out a home equity loan 15 years ago, and the lien release document was never properly filed, despite the bank marking it as paid. The title company reaches out to the old lender to get an official release of the lien. The provider confirms the loan was paid in full and sends the necessary paperwork to the title agents to properly record it. 

The search turns up no other issues, so the property is confirmed clear and insurable. You receive a summary showing the property is clean and purchase title insurance to protect yourself from any future surprises.

How long does a title search take?

Timing depends on the location, property history, and record type (online or paper). For straightforward residential properties that have digitized records, title searches usually only take a few days. But more complicated title work that requires curing issues may take a few weeks. Properties with complicated ownership histories or paper-only records might take even longer.

How much does a real estate title search cost?

Fees for a real estate title search vary depending on where you live, the property type, and the scope of work. Standard fees run around $76–$200, but complex cases can cost much more — $500+ in rare situations. 

Always ask for an estimate, and confirm which factors the company examines before you agree to pay. Title services frequently bundle the cost of the search with settlement fees, closing costs, and the title insurance premium, and it’s helpful to see an itemized list of what you’re paying for.

Take advantage of a smoother financing and closing process

Securing your dream home can be overwhelming, and though it might seem like another stressful step, a thorough title search sets you up for long-term peace of mind. If you need a little help managing the homebuying process, reach out to Better to lighten the load.

Better streamlines the pre-approval, financing, and title insurance process with our intuitive digital platform. Keep track of everything in one place, from progress tracking to document management. And if there are any questions along the way, access our 24/7 customer support.

Get pre-approved in as little as three minutes to take the first step toward your new house.

...in as little as 3 minutes – no credit impact

FAQ

What happens if a real estate title search misses an issue?

Title insurance protects buyers against defects that weren’t caught during the title search, such as forged deeds, unknown heirs, and recording errors. If a covered claim emerges after closing, your insurer defends your ownership and pays the covered losses up to your policy’s limit.

What happens after a real estate title search finds a problem?

The fix depends on the issue. For example, the seller may simply pay off existing debts. But if they don’t have money to cover the cost, the parties may need to negotiate. Buyers and sellers can agree to split the cost of clearing the title, or the buyer can agree to inherit the debt when they close in exchange for a lower home price. If there’s no way to reach an agreement, the deal may fall through.

On the other hand, buyers often accept issues like easements without argument. These rights are typically harmless, such as allowing utility workers to maintain electric boxes, so it’s in the homeowner’s best interest to keep them active.

Can you conduct a real estate title search on your own?

While it’s possible for motivated buyers to conduct property title searches on their own, attorneys or title companies usually handle these investigations. These professionals have experience discovering issues and sorting legal matters, so the process is typically faster and smoother with their help.