Introduction
When purchasing real estate, whether for a home or investment, it’s critical to ensure the property has a clean title. A title search verifies legal ownership and identifies any existing claims, liens, or encumbrances that could impact your rights as the new owner. While title companies typically perform this task for a fee, it’s possible to conduct a basic title search on your own, which can be especially useful for savvy investors, real estate professionals, or budget-conscious buyers.
This article breaks down the step-by-step process of conducting your title search, identifies key risks to watch out for, and explains when it’s better to consult a professional.
What Is a Title Search?
A title search is an examination of public records to confirm a property’s legal ownership and uncover any claims against it. The goal is to ensure that the seller has the legal right to transfer ownership and that no other parties can claim any rights or interests in the property.
Common issues uncovered in a title search include:
- Mortgages
- Tax liens
- Judgments
- Easements
- HOA restrictions
- Boundary disputes
- Unpaid utilities or assessments
Why Do You Do a Title Search?
Doing your title search can offer several benefits:
- Cost Savings: Title companies charge between $200 $600 for a title search alone.
- Faster Insight: You can do preliminary research quickly before entering into negotiations.
- Due Diligence: Investors often want to vet properties themselves before committing to deeper expenses.
- Educational Value: It helps you understand the property history and your local real estate records.
?? However, doing your title search is not risk-free. If you miss a lien or restriction, it could cost you thousands down the road.
Tools You’ll Need
- Computer or mobile device with internet access
- Access to the county recorder’s office (also called the registrar or land records office)
- The property’s legal description (found on the deed or tax records)
- Property address and parcel number (APN)
- Note-taking materials or a spreadsheet for tracking findings
Step-by-Step Guide to Doing Your Title Search
1. Gather Property Information
Start by collecting the following:
- Full property address
- Name of the current owner (from tax records)
- Parcel number (APN)
- Legal description (lot, subdivision, section/township/range)
You can find this info on:
- The property tax assessor’s website
- Your county clerk or recorder’s website
- The local GIS (Geographic Information System) portal
2. Visit the County Recorder’s Office Website
Most counties offer online access to property records. Search for:
- “[County name] recorder of deeds”
- “[County name] property records search”
Once on the site, look for options like:
- Grantor/Grantee Search
- Document Type Search
- Title Chain or Ownership History
3. Search the Chain of Title
Search backwards from the current owner to previous owners. You’ll want to build a chain of title to ensure that each transfer was executed correctly.
Look for:
- Warranty deeds
- Quitclaim deeds
- Foreclosure deeds
Red flags include:
- Gaps in ownership history
- Frequent ownership transfers in a short time
- Non-standard deeds (like tax or sheriff’s deeds)
4. Check for Liens and Judgments
You must verify that the property is free from financial claims, such as:
- Mortgage liens
- IRS tax liens
- Mechanic’s liens (unpaid contractors)
- Child support or court-ordered judgments
Use the county recorder’s site and search the current and past owners’ names. Also, check:
- The county tax collector’s site for delinquent property taxes
- The court system’s online portal for civil judgments
5. Look for Easements and Restrictions
Easements give someone else legal rights to use part of the property (like utility access or shared driveways). Restrictions may limit the use of the property.
Search for:
- Utility easements
- Drainage or access easements
- Deed restrictions
- HOA covenants, conditions, and restrictions (CC&Rs)
6. Verify Property Taxes Are Paid
Go to the county tax assessor or treasurer’s site and check for:
- Current year taxes paid
- Outstanding balances or tax liens
- Any upcoming tax sales
Unpaid property taxes can result in a lien and eventual foreclosure by the county.
7. Review Plat Maps and Surveys
Access the public GIS or land survey office to examine:
- Property boundaries
- Right-of-way locations
- Lot size and zoning compliance
- Discrepancies with neighboring lots
This step is helpful to spot potential disputes or encroachments.
8. Confirm Legal Description Matches
Double-check that the legal description found in the deed matches the parcel data on file with the assessor and surveyor. Even a small error could be significant.
When to Bring in a Professional
Conducting your title search can be insightful, but it’s also risky if you’re inexperienced or if the property has a complicated history. You should consider hiring a title company or real estate attorney if:
- The property has multiple owners or transfers
- You find open liens or legal documents you don’t understand
- You’re buying foreclosures, tax sales, or auction properties
- You want title insurance, which only a professional company can provide
Final Thoughts
Conducting a title search can be an empowering way to understand a property’s history and make informed purchasing decisions. While it may not replace professional due diligence, it’s a valuable tool, especially during the early stages of the buying process or for investors purchasing multiple properties.
Be thorough, patient, and cautious. Public records can be confusing at first, but with time, you’ll learn how to navigate them confidently. And if things get complex, don’t hesitate to get legal or professional help to protect your investment.
Bonus Tip: Keep Records
As you search, save PDF copies or screenshots of essential documents and keep notes on:
- Names of previous owners
- Dates of transactions
- Document numbers
- Any potential concerns
This will help streamline the process if you decide to consult a professional later.
Learn more about our comprehensive title insurance services here.
Thank you for reading! If you enjoyed this article and want to explore more content on similar topics, check out our other blogs at Sonic Loans, Sonic Realty, and Sonic Title. We have a wealth of information designed to help you navigate the world of real estate and finance. Happy reading!
Homebuying in Dearborn: Why Title Insurance Matters
Title Insurance in Divorce Situations
Technology Tools in Modern Title Companies
Training Standards for Title Professionals: Building Trust, Accuracy, and Compliance
Handling Title Insurance for Inherited Properties
How Title Companies Protect Buyers from Hidden Liens
How to Transfer Property Title in Michigan
The Step-by-Step Closing Process Explained
Do You Really Need Title Insurance in Michigan?
