Property Title Search: How to Do It and Why It Matters

How to Do a Title Search on a Property

During the homebuying process, a title company typically completes the title search before closing. While you may be able to review property records yourself, working with a title professional is usually recommended because they know how to look for hidden issues, such as liens, ownership disputes or legal defects, that could affect your rights to the property.

At a high level, the title search process may include these steps:

1. Identify the property: The title professional confirms key details, such as the property address, parcel number, and legal description. 
2. Review public records: They search real estate records through the county clerk’s office, recorder’s office, or an online database to review the property’s history. 
3. Check ownership history: They review previous grantors and transfers of ownership.
4. Look for claims or liens: They search for unpaid debts, tax issues, court judgments, or liens that may need to be resolved before closing. 
5. Review restrictions or legal issues: They check for easements, covenants, encroachments, or other restrictions that could affect how the property can be used. 
6. Prepare the title report: After reviewing the records, the title company creates a report outlining any issues that were found and what may need to be cleared before the sale can be finalized. 

Who Is Responsible for Title Searches on a Property?

The buyer is usually responsible for covering the title search as part of the homebuying process, though this can vary based on the purchase agreement or local practices. A professional title company or real estate attorney will typically conduct the search and identify any issues that may need to be resolved before closing. 

Title companies are experts in the process and understand which records they'll need to check and what information they'll need to confirm. They can verify existing title abstracts and can also help homeowners obtain or recreate an abstract of title if they do not have one.

A real estate attorney can also perform or review a title search, depending on the transaction and state requirements. Some states require legal oversight during parts of the closing or title review process, so it’s important to understand what’s required where you’re buying the home. 

How Much Does a Home Title Search Cost?

A standard residential property title search typically costs about $75 – $250. The final cost can vary based on where the property is located, whether public records are easy to access, and which title company handles the search.

If you’re getting a title search as part of the homebuying process, this cost is usually bundled into title services as part of your closing costs. Your closing documents should show these charges so that you can review what you’re paying for before the loan closes.

How Long Does a House Title Search Take?

A house title search typically takes 3 – 14 days, depending on the property and how easy it is to access the records. Timelines may generally fall into the following ranges: 

• Newly built or simple homes: 1–3 days
• Standard residential properties: 3–7 days
• Older, rural, or complex properties: 7–14 days
• Commercial properties: 10–14+ days

The timeline can depend on several factors, including the property’s age, the type of property, how accessible the public records are, and whether any issues are discovered during the search. If the title company finds liens, ownership questions, missing documents, or other concerns, the process may take longer because those issues may need to be reviewed or resolved before closing. 

House Title Search FAQs

These FAQs can help answer other questions you might have. 

What Is an Abstract of Title?

An abstract of title is a formal document that lists the title history of a property, including transfers of ownership, property liens, and any legal action or document that affects the property. The ownership details mention all previous owners, how long they were in charge of the property, and how much it was sold for.

Are Title Searches Required for Refinancing?

Yes, title searches are usually required when you refinance a mortgage. Your lender needs a new title search to confirm you still own the home and to check whether any new liens, unpaid taxes or legal judgments have been added since you bought the property. This helps protect the lender’s position as the first lienholder, meaning they have the first legal claim to the property if the loan isn’t repaid. 

What Happens If You Buy a House Without a Title?

Buying a house without a clear title can put your ownership rights at risk. You could face issues like unpaid liens, ownership disputes or legal claims from someone else who says they have a right to the property.

Final Thoughts: Searching for House Titles

A property title search can help protect you before closing by confirming the seller has the legal right to sell the home and identifying issues that could affect your ownership. While a title company or real estate attorney typically handles the search, understanding how the process works can help you feel more confident as you move toward closing. Ready to take the next step in your homebuying journey? Get prequalified with Freedom Mortgage.