Understanding Preliminary Title Reports for San Bernardino Lot Mergers:

When planning a lot merger in San Bernardino, one of the most critical documents you’ll need is a preliminary title report. This comprehensive guide explains what these reports contain, how they’re used for municipal submissions, and important considerations when working with title companies.

What Is a Preliminary Title Report?

A preliminary title report is a detailed document that provides essential information about a property’s ownership and legal status. Generally, these reports reflect three key components:

• Current ownership information
• Liens and encumbrances affecting the property
• Other exceptions to title that may impact ownership

This information is obtained from documents officially recorded against a specific property address at the county recorder’s office.

Will Your Report Be Accepted by San Bernardino?

This is perhaps the most important question when ordering a preliminary title report for municipal submissions. Here’s what you need to understand:

No title company can guarantee that a city or government agency will accept a particular report. This is true whether you’re working with a local San Bernardino title company or a national provider like U.S. Title Records.

Before You Order: Contact San Bernardino Directly

The most critical step is to contact the City of San Bernardino’s planning or building department before placing your order. Specifically, you should ask:

1. What specific information they require from the preliminary title report
2. Whether they have format or content requirements
3. If there are any special considerations for lot merger applications

Once you understand their requirements, you can ensure your title company includes all necessary information in the report. Learn more about San Bernardino’s planning requirements at the City of San Bernardino Planning Division.

Understanding Report Limitations

Research Purpose Only

All preliminary title reports—whether obtained through U.S. Title Records or a conventional title company—serve research purposes only and do not include title insurance coverage. Title insurance is a separate product that protects against title defects and requires a full title commitment.

For information about title insurance, visit the American Land Title Association.

What’s Automatically Included

Standard preliminary title reports automatically include:

• Ownership information derived from recorded deeds
• Recorded liens and encumbrances
• Recorded easements and restrictions (if recorded against the specific property address)

The Easement and Restriction Question

Understanding how easements and restrictions appear in title reports is crucial for lot merger applications in San Bernardino County.

Where Easements Are Found

Easements can appear in multiple locations, depending on county recording practices:

1. In legal descriptions – Many easements are described within the property’s legal description
2. On plat maps – Utility easements and other access easements often appear on recorded subdivision plats
3. In separate recorded documents – Some easements are recorded as standalone documents
4. In governing documents – Subdivision restrictions and HOA easements appear in Covenants, Conditions, and Restrictions (CC&Rs)

Why Separate Searches Matter

County recorders index governing documents differently than standard title documents. This means that CC&Rs, subdivision restrictions, and certain easements require separate retrieval.

Many clients don’t need every utility easement or restriction that isn’t in the legal description, which is why these aren’t automatically included in basic reports. This approach helps keep costs down while still providing essential title information.

Requesting Complete Easement Information

If your San Bernardino lot merger requires comprehensive easement and restriction information, you must specifically request this when ordering. There is a separate easement/restriction search fee that varies based on:

• The county where the property is located
• The specific property characteristics
• The complexity of the title chain

To ensure your report contains everything the City of San Bernardino needs, make this request upfront with your order.

Working with Non-Local Title Companies

You mentioned that your regular title company has raised their rates and that you found a non-local provider. This is becoming increasingly common as digital title searches make geographic location less relevant.

Advantages of Modern Title Services

Contemporary title research companies like U.S. Title Records offer:

• Competitive pricing compared to traditional local providers
• Digital delivery of reports
• Access to the same county records that local companies use
• Customizable searches to match specific municipal requirements

Key Consideration

The most important factor isn’t whether a title company is local to San Bernardino, but whether they can provide the specific information format and content that the city requires. Since all title companies access the same San Bernardino County Recorder’s records, the data quality should be equivalent.

Best Practices for Lot Merger Applications

To ensure your preliminary title report will support your San Bernardino lot merger application:

1. Contact the city first – Get their specific requirements in writing if possible
2. Request comprehensive searches – If easements and restrictions matter for your merger, order the complete search
3. Review the report carefully – Before submitting to the city, verify it contains all requested information
4. Allow processing time – Factor in both the report preparation time and potential back-and-forth with the city
5. Keep communication records – Document what the city requires in case questions arise later

Understanding San Bernardino County Recording

San Bernardino County maintains extensive property records through its Recorder’s Office, which is the source for all preliminary title report information. The county’s recording practices and indexing systems determine how information appears in your report.

Conclusion

A preliminary title report can provide the ownership, lien, and encumbrance information typically needed for lot merger applications in San Bernardino. However, acceptance by municipal agencies cannot be guaranteed without first confirming their specific requirements.

Before ordering, contact the City of San Bernardino’s planning department to understand exactly what they need. Then, work with your title company—whether local or not—to ensure your report contains all required information, including any separately-searched easements and restrictions.

By taking these proactive steps, you’ll save time and money while ensuring your lot merger application has the supporting documentation it needs.

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Related Topics:

• Understanding California Property Title
• San Bernardino County Property Information
• Lot Merger Requirements in California

Have questions about preliminary title reports or lot mergers? Contact your local planning department or title professional for guidance specific to your situation.