A title search is the process of examining public records to determine the ownership history and current legal status of a specific property. It is conducted before every real estate closing and is the foundation upon which title insurance decisions are made. The search answers fundamental questions: Who owns this property? Are there any liens? Are there any encumbrances? Is the seller authorized to convey? Can the title be insured?
A thorough title search examines records from multiple sources: the county recorder's office (for deeds, mortgages, easements, and other recorded documents), court records (for judgments, lis pendens, and probate proceedings), tax records (for property tax status and tax liens), federal records (for IRS tax liens and bankruptcy filings), and municipal records (for code violations and special assessments). The search typically covers 30 to 60 years of history.
The title searcher traces the chain of title — verifying that each transfer of ownership was properly documented and that the current seller has valid authority to convey. They identify all existing liens and encumbrances, verify that previous liens have been properly released, and check for any legal proceedings that could affect the property. The results feed into the title examination, where a qualified professional evaluates the findings and determines whether the title is marketable and insurable.
Even the most thorough title search has limitations. Some defects are hidden — a forged deed that looks legitimate, an heir who was never disclosed, a recording error that went unnoticed for decades. This is precisely why title insurance exists — it protects against the risks that searches cannot eliminate. The search reduces risk; the insurance covers the residual risk.
At Beycome Title, we begin the title search immediately upon receiving a contract — often within 24 hours. Our experienced searchers and examiners are thorough, timely, and proactive about identifying issues. Early discovery means more time for resolution, which means fewer closing delays. Get your free title quote and experience our efficient, comprehensive approach.