A preliminary title report — commonly called a "prelim" or "PTR" — is a document issued by the title company that discloses the current state of title to a property before closing. It is essentially a snapshot of everything the title search has revealed: the current owner of record, the property's legal description, all liens and encumbrances, easements, deed restrictions, and any other matters that affect the property's ownership or use.
The prelim serves as the foundation for the title insurance commitment. After reviewing the title search results, the title company uses the prelim to determine what conditions must be met (requirements) and what matters will be excluded from coverage (exceptions) in the final title insurance policy. In many markets, the prelim and the title commitment are effectively the same document — though technically the commitment is the formal offer to insure, while the prelim is the informational report that precedes it.
Buyers, sellers, and their attorneys should review the prelim carefully as soon as it is received. For sellers, the prelim reveals any liens or issues that need to be resolved before closing — unpaid mortgages, tax liens, judgment liens, or unreleased old mortgages. For buyers, it shows what encumbrances will transfer with the property — easements, restrictions, and covenants that they need to understand and accept. Any item that is unacceptable to the buyer should be addressed before closing — either by having the seller resolve it or by negotiating the contract terms.
The timing of the prelim is important. Early delivery gives all parties maximum time to address issues and avoid closing delays. Problems discovered at the last minute — such as an unreleased old mortgage from a lender that no longer exists — can take weeks to resolve. The best practice is to begin the title search immediately upon contract execution.
At Beycome Title, we issue preliminary reports promptly — typically within 3 to 5 business days of receiving the contract. We review each report with the relevant parties, explaining every item in plain language and identifying which issues need action. Our proactive approach to early issue identification is one of the key reasons our closings stay on schedule. Get your free title quote today.