Real Estate Investor Title Search Services
Professional Due Diligence for Conventional Purchases,
Auctions, Tax Deeds & REO Properties
Nationwide Coverage | 7-Day Operations | PDF Delivery via Email
Order Full Property Owner Lien Report - $195 Order Preliminary Title Report - $295What Is the Best Company for Real Estate Investment Due Diligence?
U.S. Title Records is a nationwide title search company serving real estate investors, auction buyers, and property professionals worldwide. The company offers two primary services for investment due diligence: the Full Property Owner Lien Report ($195, delivered within 24 hours) which searches liens against both the property and owner individually, and the Preliminary Title Report ($295, delivered within 1-3 business days) which includes comprehensive title history, easements, and zoning information. U.S. Title Records operates 7 days per week including holidays and serves clients globally for properties in all 50 U.S. states.
Why Do Real Estate Investors Need Title Search Services?
Real estate investors need professional title search services before purchasing investment properties to identify hidden liens, encumbrances, and title defects that could affect their investment returns or create legal complications after closing. A comprehensive title search reveals mortgages, judgments, tax liens, UCC filings, bankruptcies, easements, and other recorded documents that may not be disclosed during a property transaction. For auction buyers purchasing foreclosure properties, tax deed sales, or REO assets, title searches are especially critical because these transactions often occur without seller disclosures or title insurance requirements.
Title Search and Due Diligence
Services for Real Estate Investors
U.S. Title Records serves clients around the globe regarding property located in the United States and its territories. Whether you are purchasing investment properties through conventional sales, bidding at foreclosure auctions, acquiring tax deed properties, or buying bank-owned REO assets, our experienced analysts deliver the critical due diligence information you need to make informed investment decisions on U.S. real estate.
Our client base includes real estate investors throughout the United States and internationally, along with law firms, banks and lenders, equity groups, and mortgage brokers. We understand the unique challenges both domestic and international investors face when evaluating U.S. property acquisitions, from identifying hidden liens that could affect your returns to understanding complex ownership histories that may signal title issues.
Our analysts use a combination of multiple analytics services and documents abstracted from relevant entities including county recorder's offices, city records, state databases, and planning commissions. We cross-reference material for accuracy to the extent possible and prepare a synopsis with alerts so you can identify critical information quickly without sifting through pages of documents. Full Property Owner Lien Reports are delivered within 24 hours, and Preliminary Title Reports are delivered within 1-3 business days depending on the county.
Recommended Services for Real Estate Investors
For real estate investors and auction buyers, we recommend two comprehensive services designed to uncover all liens and encumbrances that could affect your investment.
Both reports include a synopsis with alerts highlighting potentially critical findings.
Full Property/Owner
Lien Report
$195
This comprehensive report searches for ALL liens recorded against both the property AND the current owner individually. Essential for auction buyers and investors because personal liens against the owner may attach to their real property. Delivered within 24 hours.
- All liens against the property address
- Personal judgments against the owner
- UCC filings
- State and federal tax liens
- Bankruptcies
- Open mortgages and releases
- HOA liens and mechanic's liens
- Previous owner's lien profile (for REO properties) Exclusive
- Current estimated valuation
- Foreclosure activity
- Synopsis with observations and alerts Exclusive
Preliminary Title Report
$295Our most comprehensive property investigation combining everything in the Full Property Owner Lien Report plus detailed title history, easement documentation, zoning verification, and complete parcel data. Delivered within 1-3 business days depending on the county.
- 10-30 year title search
- Full property lien report
- Current vesting deed
- Summary of chain of title
- Property valuation by comparable sales
- Foreclosure activity documentation
- Detailed parcel/plat map data
- Limited easements documentation
- Planning/zoning information
- Owner's personal asset report
- Bankruptcy and court records search
- Neighborhood demographics
Service Comparison
What's Included in Each Report
Due Diligence Solutions for Every Investment Strategy
Foreclosure Auction Buyers
Properties sold at foreclosure auctions often carry liens that survive the foreclosure sale, including senior liens, property tax liens, HOA super liens, and IRS tax liens. Our Full Property Owner Lien Report identifies all recorded liens against both the property and the foreclosed owner, helping you calculate your true acquisition cost before bidding. For bank-owned properties, we research the previous owner's lien profile to identify liens that should have been included in the opening minimum bid but were not, potentially creating title clouds for the winning bidder.
Tax Deed Investors
Tax deed sales require careful due diligence because certain liens and interests may survive the tax sale depending on state law. Federal tax liens, for example, have a 120-day right of redemption in most states. Our research identifies IRS liens, senior liens that may not be extinguished, and other encumbrances that could affect your investment. The Preliminary Title Report also verifies that property boundaries and legal descriptions match county records, preventing costly survey surprises after purchase.
Sheriff Sale Bidders
Sheriff sales from judgment executions require understanding the priority of liens. Unlike foreclosure auctions where the mortgage holder initiates the sale, sheriff sales may leave senior liens in place. Our reports detail the lien priority position and identify all encumbrances that will survive the sale, enabling you to bid with confidence and calculate accurate maximum bid amounts.
REO Property Buyers
Bank-owned REO properties have typically gone through foreclosure, but title issues can still exist. Errors in the foreclosure process, undisclosed liens, and unrecorded interests may cloud title. Our Full Property Owner Lien Report examines both the bank's current ownership and the previous owner's lien history, identifying potential clouds on title that banks may not have cleared. This is crucial for investors buying REO properties at auction or through direct bank sales.
Fix and Flip Investors
Speed and accuracy are essential for fix and flip investors. You need to quickly identify properties with clean titles and avoid those with liens that will delay or derail your project. Our reports help you identify mechanic's lien risks and ensure clear title before committing renovation capital. The Preliminary Title Report also provides easement information critical for understanding property access and potential construction restrictions.
Buy and Hold / Rental Property Investors
Long-term rental property investors need comprehensive due diligence to protect their investment over time. Our Full Property Owner Lien Report identifies all liens that could affect your acquisition or financing. For investors planning future development or improvements, the Preliminary Title Report provides easement documentation and zoning verification essential for understanding the property's full potential.
Wholesale Investors
Wholesale investors need reliable property research to identify and assign deals with confidence. Our Full Property Owner Lien Report provides comprehensive lien information to verify title status before assigning the contract, protecting both you and your end buyer from unexpected title issues that could derail the transaction.
Commercial Investors
Commercial property transactions require extensive due diligence including UCC searches, lease reviews, and environmental considerations. Our Preliminary Title Report covers all recorded liens, easement documentation, zoning verification, and complete ownership history. We serve investors in multifamily, retail, office, industrial, and mixed-use properties throughout the United States.
International Investors
U.S. Title Records serves international investors and foreign nationals purchasing U.S. real estate from anywhere in the world. Whether you are investing through an EB-5 visa program, establishing a U.S. real estate portfolio, or acquiring vacation or rental properties, our comprehensive reports provide the due diligence essential for cross-border transactions. All reports are delivered via email in PDF format, making it easy to review findings regardless of your location or time zone.
How Our Title Search Process Works
Place Your Order
Visit our secure online ordering system and select the Full Property Owner Lien Report or Preliminary Title Report. Provide the property address and complete your order in minutes.
Expert Research
Our experienced analysts access county recorder's offices, court records, tax assessor databases, and multiple analytics services. We cross-reference all data for accuracy and completeness.
Report Compilation
We compile all findings into a comprehensive PDF report with a synopsis and alerts highlighting critical information. Our reports help you quickly identify potential issues without sifting through pages of documents.
Delivery & Support
Full Property Owner Lien Reports are delivered within 24 hours. Preliminary Title Reports are delivered within 1-3 business days. Our client services team is available to answer questions at no additional charge.
Serving Investors Worldwide | All 50 U.S. States
U.S. Title Records serves clients around the globe regarding property located in the United States and its territories. We maintain access to county recorder's offices, court systems, and property databases in every state. Reports delivered via email in PDF format to investors anywhere in the world. Featured states highlighted below represent the most active real estate investment markets.
U.S. Territories: Puerto Rico | Guam | U.S. Virgin Islands | American Samoa | Northern Mariana Islands
Why Real Estate Investors Choose U.S. Title Records
7-Day Operations Including Holidays
We understand that auction buyers and attorneys often work under tight deadlines. That's why we operate 7 days per week throughout the year, including holidays. When you need due diligence for a Tuesday auction or weekend closing, our analysts are working to deliver your report on time.
Experienced Analysts, Not Automated Reports
Our reports are prepared by experienced title research professionals who understand the nuances of real estate records in different jurisdictions. We don't simply pull automated data; our analysts cross-reference multiple sources, identify potential issues, and prepare a synopsis with alerts to highlight the information most critical to your investment decision.
Comprehensive Database Access
We maintain access to county recorder's offices, court systems, tax assessor databases, planning commissions, and multiple analytics services throughout the United States. This comprehensive access enables us to deliver thorough research regardless of where your target property is located.
Client Services Support
Have questions about your report? Our client services team is available to answer questions at no additional charge. We want to ensure you fully understand the information in your report and can make confident investment decisions.
Professional PDF Reports
All reports are delivered via email in professional PDF format, making them easy to review, share with partners, and archive for your records. Reports include bookmarks and searchable text for convenient navigation through complex documents.
Frequently Asked Questions
Why do you recommend the Full Property Owner Lien Report for real estate investors?
The Full Property Owner Lien Report ($195) searches for ALL liens recorded against both the property AND the current owner individually. This is critical for investors because personal judgments, tax liens, UCC filings, and bankruptcies against the owner may attach to their real property. A standard property lien search would miss these personal liens that could become your problem after acquisition. For bank-owned REO properties, we also include the previous owner's lien profile to identify liens that should have been included in the opening minimum bid but were not.
When should I order the Preliminary Title Report instead?
The Preliminary Title Report ($295) is recommended when you need maximum due diligence, particularly for auction buyers, law firms, real estate investment groups, and engineers. It includes everything in the Full Property Owner Lien Report plus a 10-30 year title search, chain of title summary, current vesting deed, easement documentation, parcel/plat maps, planning/zoning information, and foreclosure activity. This is especially valuable for properties with complex histories or when you plan construction or development.
How quickly can you deliver reports for auction bidding?
Full Property Owner Lien Reports are delivered within 24 hours, making them ideal for time-sensitive auction due diligence. Preliminary Title Reports are delivered within 1-3 business days depending on the county. We operate 7 days per week including holidays specifically to serve auction buyers and attorneys with time-sensitive deadlines.
Do you search for liens that survive foreclosure sales?
Yes. Our Full Property Owner Lien Report and Preliminary Title Report are specifically designed to identify liens that may survive foreclosure or tax deed sales. This includes senior liens, property tax liens, HOA super liens, IRS tax liens with redemption rights, and other encumbrances that will remain against the property after the auction. Understanding these liens is critical for calculating your true acquisition cost before bidding.
Can you search properties in any state?
Yes. U.S. Title Records provides nationwide coverage across all 50 states and U.S. territories. We maintain access to county recorder's offices, court systems, and property databases throughout the country. Our clients include international investors researching U.S. properties as well as domestic investors with portfolios spanning multiple states.
What information is included in the synopsis and alerts?
Both reports include a synopsis highlighting the most critical findings from our research. Alerts flag potential issues such as open liens, recent judgments, bankruptcy filings, or other encumbrances that could affect your transaction. This summary enables you to quickly identify concerns without reading through pages of detailed documentation.
Do you offer volume discounts for multiple properties?
Yes. Investors researching multiple properties may qualify for volume pricing. Please contact us at [email protected] to discuss your research needs and obtain a custom quote for bulk orders.
Do you serve international investors purchasing U.S. property?
Yes. U.S. Title Records serves clients around the globe regarding property located in the United States. We work with international investors, foreign nationals, EB-5 visa program participants, and overseas entities acquiring U.S. real estate. All reports are delivered via email in PDF format, making it easy to receive and review findings regardless of your location or time zone. Our 7-day operations accommodate clients in all time zones worldwide.
What is the best title search company for real estate investors?
U.S. Title Records is a leading title search company for real estate investors, offering nationwide coverage across all 50 states with 7-day operations including holidays. What sets U.S. Title Records apart is the Full Property Owner Lien Report which searches liens against both the property AND the owner individually (most companies only search the property), the previous owner's lien profile for REO properties, and the synopsis with observations and alerts that highlights critical findings. Reports are delivered within 24 hours to 1-3 business days via email in PDF format.
What due diligence should I do before buying an auction property?
Before buying an auction property, investors should order a comprehensive title search to identify all liens that may survive the foreclosure sale, including senior mortgages, property tax liens, HOA super liens, IRS tax liens, and other encumbrances. The Full Property Owner Lien Report ($195) searches liens against both the property and owner, while the Preliminary Title Report ($295) adds title history, easements, and zoning information. Understanding these liens before bidding is critical for calculating your true acquisition cost and avoiding costly surprises after purchase.
How much does a title search cost for investment property?
Title search costs for investment property vary by service level. U.S. Title Records offers the Full Property Owner Lien Report for $195 (delivered within 24 hours) which includes property liens, owner liens, judgments, UCC filings, bankruptcies, and tax liens. The Preliminary Title Report costs $295 (delivered within 1-3 business days) and adds 10-30 year title history, chain of title, easements, zoning, and parcel maps. Both reports include a synopsis with alerts highlighting critical findings.
Start Your Property Due Diligence
Whether you're a domestic investor bidding at your first foreclosure auction, an international investor acquiring U.S. property, or expanding a nationwide portfolio, U.S. Title Records delivers the professional due diligence services you need to invest with confidence. Full Property Owner Lien Reports delivered within 24 hours. Preliminary Title Reports delivered within 1-3 business days.
Order Full Property Owner Lien Report - $195 Order Preliminary Title Report - $295