Want to close better real estate deals? Start with a property title search. It’s the key to uncovering ownership history, liens, and legal claims that could impact your investment. Whether you’re buying a property or resolving title issues, here’s how to do it:
- Step 1: Prepare – Gather property details like address, owner name, and parcel number.
- Step 2: Search Records – Use county offices, online databases, or title companies to review deeds, liens, and tax records.
- Step 3: Review Results – Check for ownership changes, unpaid taxes, and boundary issues.
- Step 4: Resolve Issues – Address problems like liens or recording errors with help from title companies or attorneys.
A clear title means fewer risks and better deals. Use tools like Stantem’s API for faster searches, and always assess the investment potential before moving forward.
How To Do A Property Title Search
Step 1: Getting Ready for a Property Title Search
Before diving into a property title search, it's important to prepare thoroughly. This groundwork helps ensure your search is both accurate and efficient.
Collecting Property Details
Start by gathering all the essential details about the property. These will act as your guide throughout the search process. Key information includes:
- Complete property address
- Legal description
- Parcel or tax identification number
- Current owner's name
- Approximate date of the last property transfer
These details help pinpoint the specific property and uncover ownership patterns, which can be useful for identifying motivated sellers. The parcel number, in particular, is a unique identifier that makes locating records in county databases much easier.
Finding Resources for Title Records
You can access title records through several sources, each offering its own benefits and limitations. Here's a quick comparison:
Resource Type | Access Method | Pros | Cons |
---|---|---|---|
County Recorder's Office | In-person visit | Original, detailed records | Requires physical presence, limited hours |
Online County Database | Web portal | Accessible anytime, convenient | May lack complete historical data |
Title Companies | Professional service | Expert guidance, thorough searches | Higher cost (average $75-$200) |
Data Aggregators | Online platform | Quick access to multiple data sources | Coverage varies by location |
Choosing DIY or Professional Help
Decide whether to handle the search yourself or hire a professional based on the complexity of the property and your own experience.
A DIY approach is ideal for:
- Properties with simple ownership histories
- Those experienced in property research
- Transactions with flexible timelines
- Initial property screenings
Opt for professional assistance when dealing with:
- Properties with complicated histories
- Time-sensitive transactions
- High-value investments
- Jurisdictions with strict legal requirements
To stay organized, use tools like spreadsheets or cloud storage to manage your findings. Once you've gathered the necessary details and decided on your approach, you'll be ready to start the search process.
Step 2: Performing the Property Title Search
Searching Public Records
To begin your title search, visit the local government office or use the county's online portal if available. These portals often provide access to essential property records. Focus on these key documents:
- Deed history to trace ownership changes
- Mortgage documents to identify existing loans
- Tax records for payment status and potential liens
- Plat maps and surveys to verify property boundaries
- Probate records if the property was inherited
You can search using various identifiers, depending on the information you have:
Method | Best Use Case |
---|---|
Property Address | When you know the exact street address |
Owner Name | To track ownership history |
Parcel/PIN Number | For precise property identification |
Legal Description | Useful for undeveloped or complex properties |
Using Stantem for Title Searches
If you're managing multiple properties, Stantem's GraphQL API can simplify the process. It offers:
- Real-time access to property data across the country
- Verified accuracy at the county level
- Bulk export options for large-scale searches
- Customizable queries for specific title details
This tool is especially helpful for investors who need quick and reliable access to property records.
Checking for Liens and Judgments
As you review records, compare them with the property details you gathered earlier. Pay close attention to these common types of liens or judgments:
Type of Lien/Judgment | Where to Check | Priority Level |
---|---|---|
Tax Liens | Federal, state, and local tax records | High |
Mechanic's Liens | County recorder's office | Medium |
HOA Liens | Association records and county filings | Medium |
Judgment Liens | Court records and county clerk's office | High |
Child Support Liens | State registry and county records | Medium |
Look for issues like multiple mortgages or unresolved liens, as these can complicate transactions. Tax and judgment liens should be addressed first, especially when negotiating with sellers. For more complex situations, consulting a title examiner can help you avoid costly mistakes.
Step 3: Reviewing Title Search Results
Understanding Ownership History
Take a close look at ownership transfers by examining deed types and how long each owner held the property. Frequent changes in ownership could signal potential problems, while a stable history often points to fewer complications.
Here’s what to pay attention to when reviewing ownership history:
Element | What to Look For |
---|---|
Deed Types | Differences between Warranty and Quitclaim deeds |
Transfer Frequency | Patterns of quick or repeated sales |
Estate Transfers | Proper documentation for inheritance |
Corporate Ownership | Authorization for corporate transfers |
Legal Descriptions | Consistency across all documents |
Once you’ve reviewed the ownership history, shift your focus to uncovering any specific title defects that might affect your investment.
Spotting Title Problems
Title problems can seriously affect the value and potential of your investment. Issues like unpaid taxes or unclear boundaries, often uncovered in public records (discussed in Step 2), need careful attention.
Here are some common title defects to be aware of:
- Unpaid tax claims
- Boundary discrepancies
- Undisclosed easements
- Recording mistakes
- Missing inheritance documentation
Assessing Deal Potential
Before moving forward with a deal, weigh the impact of any title issues against the potential return on investment. Some problems may be manageable, while others could pose significant risks.
Look for these positive signs when assessing the deal:
Indicator | Positive Signs |
---|---|
Title Status | Minimal encumbrances, clear history |
Zoning Status | No violations, room for development |
Boundary Definition | Clear property lines, recent survey completed |
Easement Profile | Access rights that add value |
Tax Standing | Payments up-to-date, no liens |
This initial assessment will help you decide which issues need to be addressed before moving forward.
Step 4: Resolving Title Issues
Common Title Issues and Fixes
Once you've pinpointed title problems in Step 3, it's time to address them to keep your deal on track. Roughly 36% of real estate transactions face title issues [1]. Here's how to tackle some of the most common problems:
Issue Type | How to Resolve | Timeframe |
---|---|---|
Tax Liens | Pay the owed amount or arrange a payment plan | 2-4 weeks |
Boundary Disputes | Conduct a new property survey and secure agreements with neighbors | 1-3 months |
Recording Errors | File corrective deeds or affidavits | 2-6 weeks |
Unreleased Mortgages | Obtain release documents from the lender | 3-8 weeks |
Unknown Heirs | Acquire quitclaim deeds from possible claimants | 2-6 months |
Collaborating with Sellers and Experts
Fixing title issues often requires teamwork. Both title companies and real estate attorneys play crucial roles in resolving these challenges.
Title companies focus on:
- Conducting thorough title searches
- Managing escrow accounts
- Issuing title insurance
- Acting as a communication bridge between parties
For more complicated cases, real estate attorneys step in to handle legal nuances and ensure everything is above board.
Knowing When to Move Forward or Step Away
As you work through title resolutions, weigh the risks and costs to decide if the investment is still worth it. Keep an eye out for these red flags:
Red Flag | Risk Level | Estimated Resolution Cost |
---|---|---|
Multiple Ownership Claims | High | $10,000+ in legal fees |
Liens Exceed Property Value | Severe | Full lien amount |
Evidence of Fraud | Extreme | Costs vary widely |
Unresolved Probate | High | $5,000–15,000 |
Environmental Issues | Severe | $50,000+ |
Stantem's GraphQL API can help identify these risks early by monitoring county-level data automatically. This step wraps up the title search process from Step 3, giving you the insights needed to make informed decisions.
Conclusion: Mastering Title Searches for Deals
Property title searches play a key role in real estate investing. By following the four-step process outlined earlier - from preparation to resolving issues - investors can turn what might seem like a routine task into a powerful tool for securing better deals.
While county records remain a critical part of title research, modern technology has made the process faster and more efficient. Tools that automate parts of the search can save time and reduce errors, complementing traditional methods.
This guide’s four-step framework offers a well-rounded approach to title searches. For example, Step 3 emphasizes the importance of evaluating a clean title, which is crucial for making smart investment decisions.