California Preliminary Title Search Report Services

Order Professional Prelim Reports for All 58 California Counties

What Is a Preliminary Title Report?

A preliminary title report — often called a "prelim" — is the essential first step in any California real estate transaction. Prepared by a title company after searching public records, the prelim provides a snapshot of the property's current legal standing: who owns it, what liens or debts are attached, what easements or restrictions encumber it, and what conditions must be resolved before a title insurance policy will be issued.

Under California Insurance Code Section 12340.11, a preliminary report is technically an offer to issue title insurance subject to stated exceptions — not a guarantee or representation of title condition. However, California courts have historically held title companies to a high standard of accuracy, and the prelim remains the single most relied-upon document for evaluating a property's title before removing contingencies or closing escrow.

Whether you are purchasing a home, refinancing a mortgage, settling an estate, or evaluating an investment property, a professional preliminary title report identifies issues that could affect your ownership, your financing, or the property's resale value.

How Our Process Works

1

Submit Property Details

Provide the property address, APN, or legal description along with the county.

2

Records Search

Our team searches county recorder, assessor, and court records for all encumbrances.

3

Report Compilation

Findings are compiled into a structured report with vesting, liens, easements, and exceptions.

4

Delivery & Review

Your completed prelim is delivered electronically with supporting recorded documents.

Our Prelim Report Services

Residential

Standard Preliminary Title Report

The foundational report for residential purchase, refinance, or estate planning transactions. Covers a single parcel with current ownership and all recorded encumbrances.

Current vesting and ownership verification All recorded liens (mortgages, tax, mechanic's, judgment) Easements and rights of way CC&Rs, HOA obligations, and deed restrictions Property tax status and Mello-Roos assessments Pending litigation (lis pendens) and notices of default Schedule B exceptions summary
Enhanced

Prelim with Full Chain of Title

Everything in the standard report plus a complete ownership transfer history. Ideal for properties with complex histories, estate sales, or title dispute concerns.

All standard prelim report items Complete chain of title — every recorded transfer Deed analysis (grant, quitclaim, trust transfer, interspousal) Historical lien and encumbrance timeline Break-in-chain identification and gap analysis
Commercial

Commercial Preliminary Title Report

Comprehensive reporting for commercial, industrial, and multi-unit properties. Addresses the additional complexity of business entity ownership, environmental liens, and regulatory encumbrances.

Entity verification (LLC, corporation, partnership, trust) UCC financing statement search Environmental lien screening (CERCLA, state equivalents) Zoning and land use code verification Subdivision Map Act compliance Mineral and water rights review Lease and tenancy encumbrances

What's Inside a California Prelim

A properly prepared preliminary title report for California real estate contains several critical sections. Understanding each section helps you evaluate whether a property's title is clear enough for your intended transaction — or whether issues need to be resolved first.

Section What It Covers
Effective Date The date through which the title search was conducted. Any recordings made after this date will not be reflected in the report. The effective date is also called the "plant date."
Estate or Interest The type of ownership interest — typically "fee" (full ownership) for single-family homes. Condominiums may show a different estate type reflecting ownership of airspace rather than land.
Vesting Identifies the current record owner(s) and how title is held: as individuals, joint tenants, community property, through a living trust, LLC, or corporation. Vesting determines who must sign transfer documents.
Legal Description The precise legal description of the property, referencing lot, block, tract, and filed map numbers as recorded with the county recorder. This must match the property being transacted.
Property Taxes Current tax status, amounts due, fiscal year installments, and any delinquencies. In California, the first installment is due December 10 and the second April 10. Mello-Roos and special assessments appear here.
Liens & Encumbrances All recorded claims against the property: deeds of trust (mortgages), mechanic's liens, judgment liens, tax liens, HOA liens, and any other monetary obligations attached to the title.
Easements Rights granted to third parties (utilities, neighbors, agencies) to use portions of the property. Can include utility easements, access easements, shared driveway agreements, and drainage rights.
CC&Rs & Restrictions Covenants, conditions, and restrictions imposed by HOAs, developers, or prior deeds. May limit renovations, rentals, ADU construction, pets, fencing, and exterior modifications.
Schedule B Exceptions Items the proposed title insurance policy will not cover. Standard exceptions (in CLTA policies) may include rights of parties in possession, unrecorded easements, and matters a survey would reveal.
Requirements Documents or actions the title company requires before issuing the final policy — such as a trust certification, entity formation documents, payoff of existing liens, or reconveyance recordings.

CLTA vs. ALTA: Understanding California Title Insurance Policies

Your preliminary title report sets the stage for the title insurance policy that will protect your investment. In California, two primary policy types are available, and the one you choose determines the breadth of your coverage.

Standard Coverage

CLTA Policy

The California Land Title Association standard policy covers defects discoverable through public records. In Southern California, the seller customarily pays for this policy; in Northern California, the buyer typically pays.

Recorded liens and encumbrances Forged documents in the chain of title Undisclosed heirs Defective deliveries of deeds Lack of ingress/egress
Extended Coverage

ALTA Policy

The American Land Title Association extended policy adds off-record risk coverage. Nearly all institutional lenders require ALTA coverage for their loan policy. Costs approximately 25% more than CLTA.

Everything covered by CLTA, plus: Unrecorded easements and rights of way Boundary disputes and encroachments Survey-related matters Rights of parties in possession Mining claims and water rights

When your prelim is ordered concurrent with a purchase escrow, the simultaneous pricing for an ALTA loan policy alongside an ALTA owner's policy often results in the owner's policy being issued at a nominal additional cost. When ordered separately, ALTA coverage may cost approximately twenty to sixty cents per $1,000 of coverage more than a concurrent policy.

Who Needs a Preliminary Title Report?

Homebuyers

Review the prelim before removing contingencies to confirm the seller has authority to convey, no unexpected liens exist, and CC&Rs or easements won't interfere with your plans.

Real Estate Investors

Evaluate title condition before bidding on properties at auction, purchasing distressed assets, or acquiring multi-unit buildings with complex ownership histories.

Estate & Probate Attorneys

Determine current vesting for deceased owners, identify outstanding liens that must be satisfied from the estate, and confirm that title can be transferred to heirs or purchasers.

Lenders & Loan Officers

Verify that the property offered as collateral has clear title, assess existing lien priority, and confirm that the proposed deed of trust will hold the intended position.

Refinancing Homeowners

Confirm current vesting matches loan application, verify no new liens have attached since original purchase, and ensure title insurance can be issued for the new loan.

Contractors & Developers

Review easements, CC&Rs, and land use restrictions before beginning construction. Identify potential mechanic's lien exposure and confirm clear authority to build.

Order Your Preliminary Title Report

Professional prelim reports for any California county. Verified ownership, complete lien discovery, and thorough encumbrance review with fast electronic delivery.

Order Now →

California-Specific Title Issues to Watch For

Proposition 19 Reassessment Impact

Since February 2021, Proposition 19 changed the rules for parent-to-child property tax reassessment exclusions in California. Properties inherited after that date may face reassessment to current market value unless the heir uses the property as a primary residence and the assessed value increase stays within $1 million of the original. A prelim report revealing inherited property should prompt verification of reassessment status through the county assessor.

Mello-Roos & Special Assessments

Many California communities — particularly newer developments in Sacramento, Orange, Riverside, and San Bernardino counties — carry Mello-Roos Community Facilities District (CFD) special taxes. These appear as separate line items on the property tax bill and can add $2,000 to $10,000 or more annually. A thorough prelim identifies all active CFDs and special assessment districts encumbering the parcel.

Transfer on Death Deeds

California's Revocable Transfer on Death Deed (TOD deed), permitted under Probate Code Sections 5600–5696, allows property to pass to a named beneficiary without probate. However, TOD deeds expire if not revoked or triggered within 60 days of the owner's death, and they remain recorded against the property. A prelim will show a recorded TOD deed as an encumbrance, and it must be addressed in any transaction.

Government Code Section 6254.21 Restrictions

California restricts online publication of certain owner information under Government Code Section 6254.21, particularly for elected officials, law enforcement, and other protected persons. This can limit what appears in county online record portals and may require in-person record searches for complete ownership verification.

Mechanic's Lien Priority

Under California Civil Code Sections 8400–8470, a mechanic's lien relates back to the date the work of improvement commenced — not the date the lien was recorded. This means a mechanic's lien can take priority over a deed of trust recorded after construction began. Prelim reports in California must be reviewed with particular attention to any ongoing construction or recently completed improvements on the property.

Available in All 58 California Counties

U.S. Title Records provides preliminary title report services for every California county. Select your county below to learn more about local property records:

Los Angeles San Diego Orange Riverside San Bernardino Sacramento Santa Clara Alameda Contra Costa Fresno Kern San Francisco Ventura San Mateo San Joaquin Stanislaus Sonoma Tulare Solano Santa Barbara Monterey Placer San Luis Obispo Santa Cruz Marin Merced Butte Yolo El Dorado Shasta Imperial Kings Madera Napa Humboldt Nevada Sutter Mendocino Yuba Lake Tehama Tuolumne Calaveras San Benito Siskiyou Amador Lassen Del Norte Glenn Colusa Plumas Inyo Mariposa Mono Trinity Modoc Sierra Alpine

Property Title Search Services for California County

Need to search a property title or conduct a title report search in California County? U.S. Title Records provides comprehensive property title search services covering all recorded documents. Our title search professionals deliver accurate results for residential and commercial real estate.

Whether you need to search title of property for a purchase, refinance, or investment due diligence, our title searches examine the complete chain of ownership. We provide public property records research including deeds, liens, judgments, and encumbrances recorded against any California County property.

As one of California's trusted title search companies, we help buyers, investors, lenders, and attorneys search for property title information quickly and accurately. Our property record searches cover California County's entire recorder database, delivering results in 1-2 business days.

Frequently Asked Questions

What is a preliminary title report in California?

A preliminary title report is a document prepared by a title company that shows the current legal status of a property's title. Under California Insurance Code Section 12340.11, it is an offer to issue a title insurance policy subject to stated exceptions. The prelim identifies the current owner, recorded liens, easements, CC&Rs, and other encumbrances that must be addressed before title insurance will be issued. It is ordered as part of the escrow process and is typically available within a few days of escrow opening.

How much does a preliminary title report cost in California?

A preliminary title report typically costs between $75 and $350 for residential properties, depending on the county, property complexity, and the title company. When ordered through escrow as part of a purchase or refinance, the cost is often bundled into the title insurance and escrow fees. Standalone prelims ordered outside of escrow — for investment due diligence, estate planning, or litigation — may carry a separate fee. U.S. Title Records offers transparent, upfront pricing for all 58 California counties.

How long does it take to get a preliminary title report?

Standard turnaround is three to seven business days from the start of the search. Complex properties with extensive chain-of-title issues, probate matters, trust vesting complications, or multiple recorded liens may take longer. In Santa Clara County, for example, escrow is often opened when a listing agreement is signed rather than after buyer acceptance, so the prelim may be available before offers are reviewed. Rural counties with older microfilm-based records may also experience longer processing times.

Who pays for the preliminary title report in California?

The responsible party varies by region. In Southern California — including Los Angeles, Orange, San Diego, Riverside, and San Bernardino counties — the seller customarily pays for the owner's title insurance policy and the associated prelim. In Northern California — including the Bay Area, Sacramento, and beyond — the buyer typically covers this cost. The allocation is negotiable and depends on the terms of the purchase agreement.

What is the difference between a CLTA and ALTA title policy?

A CLTA (California Land Title Association) standard policy covers title defects discoverable through public records — recorded liens, forged documents, undisclosed heirs, and delivery defects. An ALTA (American Land Title Association) extended policy adds off-record risk coverage: boundary disputes, survey issues, unrecorded easements, and rights of parties in possession. ALTA policies cost roughly 25% more and may require an ALTA/NSPS survey. Nearly all institutional lenders require ALTA coverage for their loan policy.

What should I look for when reviewing a preliminary title report?

Key items to review include: vesting (confirming the seller owns the property and has authority to convey), existing liens (mortgages, tax liens, mechanic's liens, judgments), easements (utility, access, shared driveway), CC&Rs and HOA obligations, Schedule B exceptions (items the title policy will not cover), property tax status including Mello-Roos, and any lis pendens or pending litigation. If something looks unexpected — like an old lien, incorrect owner name, or unfamiliar restriction — contact your title representative immediately. Most issues can be resolved before closing.