How to Order a Property Title Search: A Complete Guide for Buyers, Sellers, and Real Estate Professionals

When you’re buying or selling a property, few steps matter more than the title search. Yet for many people — first-time homebuyers, seasoned investors, and even experienced real estate agents — the process of ordering a title search remains confusing, time-consuming, or unnecessarily stressful. This guide walks you through everything you need to know about ordering a property title, what to expect during the process, and how to make sure your transaction closes smoothly.

What Is a Property Title, and Why Does It Matter?

A property title is the legal record of ownership for a piece of real estate. It documents who owns the property, any liens or encumbrances attached to it, and the chain of ownership going back through history. When you purchase a property, you’re not just buying the physical structure and land — you’re acquiring that legal record of ownership, along with any complications that may be hidden within it.

Title problems are more common than most people realize. Unpaid taxes, unresolved liens from contractors or lenders, boundary disputes, clerical errors in past deeds, undisclosed heirs, and even outright fraud can cloud a title. If any of these issues go undetected before closing, the new owner can inherit them — and resolving them after the fact can cost thousands of dollars and months of legal headaches.

This is exactly why ordering a title search before closing is not just a recommended step — in most real estate transactions, it’s a required one.

What Is a Title Search?

A title search is a detailed examination of public records to verify the legal ownership of a property and to uncover any claims, encumbrances, or defects that could affect the transfer of ownership. A title professional reviews documents such as deeds, mortgages, tax records, court judgments, and liens filed against the property.

The goal is straightforward: to confirm that the seller has the legal right to sell the property and that the buyer will receive a clean, unencumbered title at closing.

A standard title search typically covers a period of 40 to 60 years of property history, though some searches go back further depending on the state and the nature of the transaction. In states with older recording systems or complex land histories, a thorough search can uncover issues buried generations deep.

Who Needs to Order a Title Search?

Almost everyone involved in a real estate transaction benefits from ordering a title search, but the requirement and responsibility vary by situation.

Homebuyers rely on title searches to protect their investment. Before you hand over a down payment and take on a mortgage, you need to know that the property you’re purchasing is free of hidden claims. Without a title search, you could buy a home only to discover later that a previous owner owes back taxes, a contractor filed a mechanics lien, or a family dispute over inheritance was never legally resolved.

Lenders almost always require a title search before approving a mortgage. Banks and other mortgage lenders want to know that their collateral — your property — is legally sound. If there’s a problem with the title, the lender’s security interest in the property could be at risk.

Sellers benefit from ordering a title search early in the process because it gives them time to resolve any issues before listing. A cloud on title discovered the week before closing can derail a deal entirely. Proactive sellers who identify and clear title problems ahead of time tend to close faster and with fewer last-minute surprises.

Real estate investors frequently order title searches on multiple properties simultaneously. Whether you’re flipping houses, building a rental portfolio, or acquiring commercial real estate, understanding the title status of each property is fundamental to evaluating risk and making sound investment decisions.

Attorneys and real estate professionals order title searches on behalf of clients as part of standard due diligence. Law firms handling estate settlements, divorces, or litigation involving real property also rely on title searches to understand ownership and encumbrances.

How to Order a Title Search

The process of ordering a title search is more accessible than many people assume. Here’s a step-by-step look at how it works.

Gather the basic property information. Before you can order a title search, you’ll need some key details: the full property address, the parcel identification number (often called a PIN or APN), and if available, the current owner’s name and any recent deed information. This information helps the title company or abstractor locate the correct records quickly.

Choose a title company or title search provider. You have several options. You can work with a full-service title insurance company that handles searches as part of a broader closing package. Alternatively, you can hire an independent title abstractor or a specialized title search company if you only need the search itself without the full closing services. For certain transactions — like pre-listing searches or investment due diligence — a standalone title search order makes the most sense.

Submit your order. Most title companies today allow you to order a title search online, by phone, or by email. When you place your order, you’ll typically specify the type of search you need (more on that below), the intended purpose of the search, and your preferred turnaround time. Many companies offer standard, rush, and expedited options.

Review the title report. Once the search is complete, you’ll receive a title report or abstract. This document summarizes the findings of the search, including the chain of ownership, recorded liens, easements, covenants, restrictions, and any other matters affecting the property. Review this report carefully, and if anything is unclear, ask your title company, real estate attorney, or agent to walk you through it.

Resolve any issues. If the search reveals title defects — outstanding liens, errors in the legal description, missing signatures on past deeds, and so on — those issues will need to be addressed before closing. Your title company or attorney can guide you through the cure process, which might involve paying off a lien, filing a corrective deed, or obtaining a quiet title judgment from a court.

Obtain title insurance. In most residential transactions, the final step is purchasing title insurance. An owner’s policy protects the buyer, and a lender’s policy protects the mortgage lender. Unlike other types of insurance that cover future events, title insurance protects against past defects that may not have been discovered during the search — claims that surface after closing due to fraud, forgery, undisclosed heirs, or recording errors.

Types of Title Searches

Not every title search is the same, and understanding the differences helps you order exactly what your transaction requires.

A full title search, sometimes called a standard or 40-year search, covers the most recent 40 to 60 years of recorded history. It’s the most common type used in residential real estate sales and refinances. This search provides enough historical context to satisfy most lenders and title insurers.

A two-owner search covers only the two most recent periods of ownership, making it faster and less expensive than a full search. It’s sometimes used in commercial transactions or when a longer search was recently completed on the same property.

A bring-down search (or date-down search) updates a previously completed title search to reflect any new recordings made after the original search date. This is common in refinances or when a transaction has a long closing timeline and the lender wants confirmation that nothing new has been recorded since the initial search.

A litigation search focuses on court records to find judgments, lis pendens notices, or pending lawsuits involving the property or the owner. It’s particularly useful in transactions where there may be legal disputes that haven’t made their way into standard property records.

An ownership-and-encumbrance search, sometimes called an O&E search, is a quick, cost-effective search that confirms current ownership and identifies any open liens or encumbrances. It’s popular with lenders conducting due diligence on a portfolio of properties and with investors who need a fast snapshot of title status before pursuing further.

How Long Does a Title Search Take?

Turnaround times depend on several factors, including the property’s location, the complexity of its history, and the volume of work at the title company.

For most residential properties in areas with well-organized county recording offices, a standard title search can be completed in two to five business days. Rush orders can often be turned around in 24 to 48 hours for an additional fee.

Properties with a complex history — frequent ownership changes, multiple liens, boundary issues, or records stored in older paper-based systems — may take longer. Rural counties with less digitized records can also extend the timeline. If you’re working with a tight closing deadline, communicate that clearly when you place your order so the title company can prioritize accordingly.

What Does a Title Search Cost?

The cost of a title search varies depending on the property’s location, the type of search requested, and the provider you choose. In general, a standard residential title search might range from roughly $75 to $200 for a basic search in a well-documented urban or suburban area, while searches in rural counties or on properties with complex histories can run higher. Searches that include a full abstract, litigation searches, or commercial properties typically cost more.

It’s important to distinguish between the cost of the title search itself and the cost of title insurance, which is a separate premium typically paid at closing. Title insurance premiums are usually calculated as a percentage of the purchase price or loan amount and vary by state. The search is the investigation; the insurance is the protection against what the search might miss.

When you’re comparing providers, look beyond price alone. A low-cost search completed carelessly is far more expensive in the long run than a thorough search that catches a $20,000 lien before it becomes your problem.

Common Title Issues and How They Get Resolved

Understanding the types of problems a title search might uncover — and how they’re typically handled — makes the process far less intimidating.

Unpaid property taxes or tax liens are among the most common findings. These are generally resolved by paying off the outstanding balance before or at closing. In many transactions, funds from the sale proceeds are used to satisfy tax liens directly.

Mechanics liens filed by contractors, subcontractors, or suppliers who were not paid for work done on the property must also be cleared before closing. The seller typically pays these off, or the parties negotiate a resolution.

Mortgage liens from prior loans that were paid off but never formally released are surprisingly common. These require the previous lender to file a release or satisfaction of mortgage with the county, which can sometimes take weeks of follow-up.

Judgment liens from court verdicts against the property owner attach to real estate and must be satisfied or released before a clean transfer can occur.

Easements and covenants don’t necessarily prevent a sale, but buyers need to understand them. An easement might allow a utility company or neighbor to use part of your property, while a restrictive covenant might limit how you can use or develop it.

Errors in the legal description of the property — typos in a prior deed, an incorrect boundary description, or a mismatch between the deed and the survey — need to be corrected through a corrective deed or affidavit.

Gaps in the chain of title, where an owner transferred property without a properly recorded deed, require legal work to establish proper ownership.

In serious cases, a quiet title action — a lawsuit filed to resolve competing claims of ownership — may be necessary. This is relatively rare but does happen, particularly with inherited properties, foreclosures, or abandoned properties.

Tips for a Smooth Title Search Process

Order early. Don’t wait until you’re a week from closing to order your title search. The earlier in the transaction you start, the more time you have to resolve any issues that come up.

Work with experienced professionals. Whether it’s a title company, an escrow officer, or a real estate attorney, the people handling your title search matter. Look for companies with strong local knowledge, good communication, and a track record of handling complex issues.

Read your title report carefully. It may seem like a dry legal document, but every line in a title report tells you something about the property’s history. If something doesn’t make sense, ask questions.

Don’t skip owner’s title insurance. A lender’s policy protects the bank; an owner’s policy protects you. In most states, you’ll pay a one-time premium at closing, and the policy covers you for as long as you own the property. Given the stakes involved in a real estate purchase, it’s one of the most cost-effective protections available.

Keep organized records. After closing, store your title policy, deed, and closing documents somewhere safe. If a title issue ever surfaces years from now, you’ll want quick access to that documentation.

Ordering a Title Search Has Never Been Easier

The good news for today’s buyers, sellers, and real estate professionals is that ordering a title search is more streamlined than ever. Online ordering platforms, digital county records, and experienced title professionals mean you can initiate a search quickly, track its progress, and receive results efficiently — often without setting foot in a title office.

Whether you’re buying your first home, managing a portfolio of investment properties, or handling a commercial acquisition, the title search is one of the most important steps in the process. It’s the foundation on which a safe, legally sound real estate transaction is built. Taking it seriously — ordering the right type of search, working with the right professionals, and addressing issues before they become crises — protects your investment and gives you peace of mind long after the closing table.

If you’re ready to order a title search, start by identifying the property details you have on hand and reaching out to a licensed title company or title search provider in your area. The process is straightforward, the cost is manageable, and the protection it provides is invaluable.