Title Search
A title search is a deep look at public records to make sure the person selling you a house actually owns it — and that nobody else has a claim to it.
Before you close on a home, a title company or attorney examines decades of property records at the county recorder’s office. They’re looking for liens, unpaid taxes, easements, boundary disputes, and anything else that could mess up your ownership after you buy.
Think of it as a background check on the property itself.
What Does a Title Search Cost?
A title search runs $200–$400 in most states. It’s part of your closing costs and usually gets bundled with your title insurance order. On a $350K home, it’s one of the smaller line items — but one of the most important.
The search typically goes back 40–60 years, depending on state requirements. The title examiner pulls deeds, mortgage records, court judgments, tax records, and probate files.
What Can a Title Search Uncover?
Plenty. Common problems include:
- Unpaid property taxes — the county can seize the home
- Contractor liens — a roofer who wasn’t paid may have filed a claim
- Mortgage liens — the seller’s old loan wasn’t fully discharged
- Judgment liens — a lawsuit resulted in a claim against the property
- Easements — the neighbor has a legal right to use part of the land
- Forgery or fraud — a previous deed was faked
Most issues get resolved before closing. Some kill the deal.
Watch out for: Buying a property with an unclear chain of title. If the home passed through an estate without proper probate, or if a previous owner’s divorce decree didn’t properly transfer ownership, you could face legal challenges years after closing. This is exactly why title insurance exists.
How Long Does It Take?
Most title searches take 10–14 days. Properties with a clean history move faster. Older homes, estates, or properties that have changed hands many times can take longer — especially if records are stored on paper in a county basement somewhere.
Your lender requires a clear title before they’ll fund your loan. No clear title, no closing. It’s non-negotiable.
Can I do my own title search?
Technically, yes — county records are public. But unless you’re a real estate attorney, you’ll miss things. Professional title examiners know where to look, what red flags mean, and how to interpret decades-old legal language. The $200–$400 fee is worth every penny compared to discovering a $30,000 lien six months after you move in. Your buyer’s agent can recommend a reputable title company in your area.