What Is a Title Search and How Does It Work?
A title search is a review of public records connected to a property. It is used to confirm who legally owns the property, whether the seller can transfer it, and whether liens, unpaid taxes, easements, court judgments, or other claims could affect the buyer or lender.
What a title search checks
The search follows the property’s chain of title through public records. The goal is to establish the current owner’s right to transfer the property and identify documents that could limit or challenge that transfer.
- Deeds and ownership transfers: to trace how title moved from one owner to another.
- Mortgages and liens: to find debts secured against the property that may need to be released.
- Property taxes: to identify unpaid taxes or tax liens.
- Court and probate records: to find judgments, bankruptcies, divorces, estates, or competing ownership claims.
- Easements and restrictions: to identify recorded rights or limits affecting how the property can be used.
What happens when the search finds a problem?
A title issue does not automatically cancel a sale. Many problems can be resolved before closing. A prior mortgage may be paid and released, an incorrect deed may be corrected, or an unpaid lien may be satisfied. The title company or closing professional will usually identify the requirement that must be completed before an insurable title can be issued.
Title search vs. title insurance
The title search is the investigation performed before closing. Title insurance is the policy that protects the insured party against covered title defects and claims. The search reduces risk, but it is not a guarantee that every hidden or incorrectly recorded issue will be found.
How long does a title search take?
Timing varies with the property, local records, transaction complexity, and the number of issues that need review. A straightforward search may be completed quickly, while estates, foreclosures, older properties, multiple liens, or incomplete records can require additional work. Ask the closing provider for a transaction-specific timeline rather than relying on a universal estimate.
Can you choose the title company?
Consumers can often shop for title and closing services, although the available choices and closing roles differ by state and lender. Compare the total price, responsiveness, services, and licensing rather than relying only on a referral. Browse title companies by state and city to identify local providers, then confirm the details directly.
Related guides
Read what a title company does, compare title and escrow companies, and review common title and closing costs.
Frequently asked questions
Who performs a title search?
A title company, title agent, abstractor, or attorney may perform or supervise the search, depending on the state and the transaction.
What records are checked in a title search?
The search commonly reviews deeds, mortgages, liens, tax records, court records, probate matters, and other public documents that may affect ownership.
Can a title search find every possible problem?
No. A careful search can uncover recorded defects, but some risks may not appear clearly in public records. Title insurance addresses covered defects that are discovered after closing.
Is a title search included in closing costs?
Usually. The Consumer Financial Protection Bureau describes the title search fee as one of the title service costs associated with issuing title insurance.
Last updated July 22, 2026. This article is general information, not legal or financial advice.