How to Perform a Title Search: Complete Guide for 2026

Before you buy, sell, or refinance a home, you need to be sure the person selling it actually owns it — and that no one else has a legal claim to it. That’s what a title search reveals. It’s the quiet but critical step that confirms ownership history, uncovers hidden debts, and helps prevent disputes that could derail a closing.

In this guide, you’ll learn exactly how a title search works. We’ll cover how to do it yourself using public records, what red flags to look for, how much time and money it takes, and when hiring a professional makes more sense. 

Whether you’re a first-time buyer, an investor double-checking a deal, or a homeowner preparing to refinance, this walkthrough will help you understand the process with clarity and confidence.

Title search at a glance

What is a title search (and why it matters)

A title search is an investigation of a property’s official records to verify ownership and identify any legal issues that could affect it. Think of it as tracing the property’s paper trail — from the day it was first recorded to the present — to confirm every transfer of ownership was valid.

What it reveals

A thorough title search can uncover:

• Liens: Unpaid debts tied to the property, such as back taxes, contractor bills, or judgments.
• Easements: Legal rights that allow others to use part of the land (for utilities, shared driveways, etc.).
• Restrictions and covenants: HOA rules, building limits, or deed restrictions that may affect use.
• Ownership disputes: Errors in past deeds, missing signatures, or unresolved inheritances.

Each of these issues can complicate or even block a sale until it is resolved. Catching them early prevents delays in closing and financial surprises later.

Title search vs title insurance vs deed

These terms often get mixed up, but they mean different things:

• Title search: The process of checking ownership records for problems.
• Title insurance: The policy that protects you if a hidden problem surfaces after closing.
• Deed: The document that transfers ownership once the sale is complete.

In short, the title search confirms what you’re buying, the deed finalizes it, and title insurance protects it afterward.

Why title search matters

Without a clean title, you don’t fully own the property, even if you’ve paid for it. A simple clerical error or an old, unpaid lien can cost thousands to fix or even void a sale. Conducting a title search before funds change hands ensures your investment rests on solid legal ground.

How to do a title search step-by-step (DIY guide)

Doing your own title search isn’t complicated, but it does require patience and attention to detail. The process involves gathering property details, checking public records, and confirming there are no outstanding claims or ownership gaps.

Step 1: Gather property information

Start with the basics. You’ll need the property’s street address, parcel number (also called assessor’s parcel number or APN), and the current owner’s name. You can usually find these on:

• Property tax statements: Include both the owner and parcel number.
• County assessor’s website: Often lets you search by address or owner name.
• Purchase agreement or listing sheet: Useful if you’re buying a specific property.

Step 2: Locate the right recording office

Every county has an official Recorder of Deeds (sometimes called County Clerk or Register of Deeds). This is where deeds, mortgages, liens, and other property documents are recorded.

Most counties now have searchable online databases, but some require in-person or written requests. If you’re unsure where to start, search “[County Name] + recorder of deeds” or visit the local courthouse website.

Step 3: Review the chain of title

The chain of title is the sequence of past owners going back to the property’s origin. Look for a continuous, unbroken chain; each new deed should transfer ownership from the prior recorded owner.

• Missing link: A gap or missing deed could indicate a recording error or unresolved estate issue.
• Quitclaim deed: A red flag if used in place of a warranty deed, as it offers no guarantees of clear ownership.

Step 4: Check for liens and judgments

Search for any financial claims against the property. These can include:

• Tax liens: Indicate unpaid property or income taxes.
• Mechanic’s liens: Filed by contractors for unpaid work.
• Judgments: Court rulings that create debt obligations secured by the property.

If a lien exists, note the recording date, creditor, and whether it’s marked as released or satisfied.

Step 5: Review easements and restrictions

These outline how others can use or limit the property. You might find:

• Utility easements: Grant access for power lines or sewer maintenance.
• HOA covenants: Restrict changes to property appearance or use.
• Right-of-way agreements: Allow neighboring properties to share access to roads or driveways.

Step 6: Verify legal description and parcel boundaries

The legal description (often on the deed) defines the property boundaries in precise survey terms. Compare this with the county plat map to confirm that what’s described matches the physical property. Mistakes in legal descriptions can cause boundary disputes later.

Step 7: Summarize your findings

Create a simple summary listing the current owner, deed type, any liens, and easements. If anything appears unclear, such as a lien without a release or an unrecorded deed, consult a title company or real estate attorney before proceeding.

Doing this homework yourself gives you a strong understanding of the property’s legal history, but professional verification is still recommended before closing.

Common red flags and what to do if you find one

A clean title search should show a clear chain of ownership and no unpaid claims. However, issues can arise that threaten your right to the property or delay your closing. Knowing how to spot them early can save time and money.

Unpaid taxes or liens

• Why it matters: These debts stay with the property, not the owner. If you buy without resolving them, you become responsible for them.
• What to do: Contact the county tax assessor or lienholder to confirm the balance and payoff process. Most sellers clear these before closing, but verify through a lien release document recorded in county records.

Missing or defective deeds

• Why it matters: A deed that’s missing, unsigned, or incorrectly recorded breaks the chain of title. That means ownership could be contested.
• What to do: Ask a title company or attorney to prepare a corrective deed. If the previous owner can’t be located, you may need a quiet title action, a legal process to establish ownership.

Multiple liens or judgments

• Why it matters: Multiple claims can signal deeper financial trouble or unfinished legal disputes.
• What to do: Verify which liens are active and which have been satisfied. Request payoff statements in writing. Avoid closing until all have been cleared or insured over by a title company.

Easements and encroachments

• Why it matters: Someone else may have legal access to or control over part of your land, affecting how you can use it.
• What to do: Review the recorded easement documents. Confirm the exact location and purpose with a surveyor. If a neighbor’s fence or driveway crosses your boundary, negotiate a written agreement before closing.

Ownership disputes or inheritance claims

• Why it matters: Heirs or co-owners can challenge a sale if proper transfers weren’t recorded.
• What to do: Request probate or court records to confirm that ownership was legally transferred. Complex cases usually require the services of a real estate attorney or a title company to resolve.

Spotting these issues doesn’t always mean walking away, but you should never proceed until they’re resolved or addressed. A professional title search or title insurance policy can protect you against most of these risks.

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DIY vs professional title search: which should you choose

You can perform a basic title search on your own, but professional title examiners have access to deeper databases, legal expertise, and insurance coverage that protect you from mistakes. The best choice depends on your goals, risk tolerance, and how you plan to use the property.

When a DIY title search makes sense

• Low-stakes scenarios: Researching a potential property, confirming ownership before making an offer, or checking your own property for liens.
• Accessible records: Counties with easy-to-use online databases make DIY searches faster and cheaper.
• Learning purposes: Doing it yourself helps you understand how property records work and what title insurance protects against.

When to hire a professional

• Financed purchases: Lenders require a professional title search before approving a mortgage.
• Complex ownership history: Older properties or ones that have changed hands often can hide errors or missing links.
• Potential red flags: Liens, boundary questions, or inherited property usually need legal review.

A title company or real estate attorney can conduct the search, interpret the findings, and issue title insurance, a policy that protects you if a hidden issue arises after closing.

How costs and timelines differ

• DIY title search: Usually free or under $50 in copy fees, taking a few hours.
• Professional title search: Typically $75 to $250, often wrapped into closing costs with title insurance.

If you’re serious about buying, a professional search is worth it. But if you’re evaluating a property, a quick DIY check can provide the information you need to move forward with confidence.

Time, cost, and local factors

A title search can be quick and inexpensive, or slow and complicated, depending on where the property is and how well the records are maintained. Understanding what affects time and cost helps set realistic expectations.

How long does a title search take

• Online searches: If your county offers a digital database, you can review basic ownership and lien data in 30 minutes to a few hours.
• Manual searches: If the county maintains only paper or microfilm records, expect one to three business days for copies or assistance from the clerk.
• Professional searches: Title companies often complete standard residential searches within 24 to 48 hours unless older documents must be retrieved from archives.

Delays are common when property boundaries were redrawn, names were misspelled in filings, or historical transfers are missing.

Typical title search costs

• DIY search: Often free, though you may pay $1 to $5 per page for copies of deeds or liens.
• Title company search: Generally $75 to $250, depending on location and complexity.
• Title insurance add-on: Usually 0.5% to 1% of the purchase price, but bundled into closing costs.

Local regulations determine who pays: buyers in some states, sellers in others, or both through split fees.

Local variations to keep in mind

• Recording systems: Some counties use grantor-grantee indexes, others use tract indexes, affecting how easily you trace ownership.
• State-specific rules: States like Texas and California have strict disclosure laws, while others rely more heavily on the buyer’s due diligence.
• Easement-heavy areas: Rural or utility-dense regions often have more recorded easements to review.

Because record-keeping practices differ widely, always confirm procedures with the county clerk or recorder before starting.

Title search checklist & quick frequently asked questions (FAQs)

Before you close or even make an offer, run through this checklist to confirm you’ve covered every base.

Save copies of all documents you reviewed (deeds, lien releases, easements, and tax statements) in a single file for future reference.

Quick FAQ

Bottom line

A title search might look like paperwork, but it’s the backbone of a secure real estate transaction. Even a quick DIY review can reveal problems before they become expensive surprises. Still, when you’re ready to buy, refinance, or transfer ownership, it pays to let a licensed title company or real estate attorney double-check your work. They can resolve hidden issues, verify legal accuracy, and ensure your ownership is airtight before closing.

Taking this extra step means peace of mind, and that’s worth more than any filing fee.