How to Do a Title Search on a Property
A step-by-step guide to searching property records, verifying ownership, and identifying liens — whether you do it yourself or hire a professional.
A property title search examines public records to verify who legally owns real estate, what debts are recorded against it, and whether anything could prevent a clean transfer of ownership. Title searches are performed before purchasing a home, refinancing a mortgage, bidding at foreclosure auctions, settling estates, recovering judgments, and resolving boundary disputes.
This guide walks through every step of the title search process — what records to check, where to find them, what problems to look for, and when it makes sense to order a professional title search instead of doing it yourself. Whether you are a first-time homebuyer, a real estate investor, an attorney, or someone researching a property you already own, the process follows the same basic framework.
What Is a Title Search and Why Does It Matter?
A title search is the process of examining recorded documents at county offices to answer three questions: Who owns this property? What debts are attached to it? Are there any restrictions on how it can be used or transferred?
Every time real estate changes hands, the deed recording that transfer gets filed at the county recorder's office. Mortgages, liens, easements, and other documents affecting the property are also recorded there. A title search pulls all of these records together and checks them against each other to build a complete picture of the property's legal status.
Title searches protect buyers from inheriting the previous owner's debts. When you purchase real estate, certain liens recorded against the property follow it to the new owner — meaning you could become responsible for unpaid taxes, contractor bills, or court judgments that have nothing to do with you. A title search reveals these obligations before you commit to the purchase.
Mortgage lenders require title searches before funding any loan because the property serves as collateral. The lender needs to confirm that no other creditor has a higher-priority claim. Even for all-cash purchases and auction transactions where no lender is involved, a title search is the only way to know what you are actually buying.
When You Need a Title Search
Title searches are not just for home purchases. You need a title search when buying any residential, commercial, or vacant land property through a traditional sale, when bidding at foreclosure auctions, sheriff sales, or tax deed sales, before refinancing an existing mortgage, during estate settlement and probate proceedings, as part of judgment recovery and asset searches, before filing a quiet title action, and when verifying the status of property you already own.
Step-by-Step: How to Perform a Title Search
The title search process follows the same basic steps whether you are searching records yourself at the county office or ordering a professional report. Here is every step involved, with the details you need to do it right.
Gather the Property Information
Start with the full property address including street number, city, county, state, and zip code. If you know the assessor's parcel number (APN), write that down too — APNs eliminate confusion when multiple properties share similar addresses. You can find the APN through the county assessor's website or on previous tax bills. If you are searching by owner name rather than address, you will need the person's full legal name and ideally the county or state where they own property. Title search by name services are available at the county, state, or nationwide level.
Access the County Recorder's Office
Property records in the United States are maintained at the county level. The office that records deeds and other property documents goes by different names depending on the state: County Recorder, Clerk of Court, Register of Deeds, or Registrar-Recorder. Most counties now provide some form of online access to their recording database. Larger counties like Miami-Dade, Los Angeles, and Cook County (Chicago) maintain extensive online databases going back decades. Smaller rural counties may have limited online records or none at all, requiring an in-person visit or a request through an abstractor service.
Search the Grantor-Grantee Index
The grantor-grantee index is the master filing system that organizes every recorded document by the names of the people involved. The "grantor" is the person transferring a right (the seller on a deed, the borrower on a mortgage). The "grantee" is the person receiving that right (the buyer on a deed, the lender on a mortgage). To do a thorough title search, you need to search both the grantor and grantee indexes under the current owner's name and, ideally, under previous owners going back 30 years. This reveals all deeds transferring ownership, all mortgages and deeds of trust, all lien filings, and all recorded releases, satisfactions, and reconveyances.
Verify Current Ownership
Locate the most recently recorded deed to confirm who holds legal title to the property right now. Pay attention to the vesting — this tells you how ownership is held. A property might be owned by a single individual, married couple as joint tenants, tenants in common, a revocable trust, an LLC, or a corporation. The vesting matters because it determines who has authority to sell. If the property is held in a trust, the trustee must sign. If it is held as community property, both spouses must agree. A Property Detail Report ($29) provides this ownership verification along with transfer history and mortgage records.
Search for Liens and Encumbrances
This is the most critical step in any title search. You need to identify every financial claim recorded against the property. Start with voluntary liens: open mortgages, deeds of trust, and home equity lines of credit. Then search for involuntary liens: property tax liens, federal and state tax liens filed by the IRS or state tax authority, judgment liens from court cases, mechanic liens from unpaid contractors, HOA assessment liens, lis pendens indicating pending lawsuits, and UCC filings from secured commercial transactions. Each type of lien has different priority rules that determine the order in which they get paid when the property sells. A Full Property/Owner Lien Report ($195) searches for liens against both the property and the current owner personally.
Trace the Chain of Title
The chain of title is the sequence of ownership transfers from the current owner all the way back through every previous owner. A clean chain of title shows an unbroken sequence: Owner A sold to Owner B, who sold to Owner C, and so on, with every transfer properly documented by a recorded deed. Breaks in the chain — where the grantor on one deed does not match the grantee on the previous deed — indicate potential title problems that could threaten your ownership. You should trace the chain back at least 30 years for a residential purchase, and further for properties with complex histories. A Full Chain of Title Report ($275) documents every recorded transfer with deed copies.
Check Easements and Restrictions
Easements give someone other than the property owner the right to use part of the property for a specific purpose. Utility easements allow power companies, water districts, and telecommunications providers to install and maintain equipment on the property. Access easements give neighboring property owners the right to cross your land to reach theirs. Conservation easements permanently restrict development. Deed restrictions and CC&Rs (covenants, conditions, and restrictions) limit how the property can be used — these are especially common in planned communities and subdivisions. All of these are recorded documents that a title search should identify.
Verify Tax Status
Check the county tax collector's records to confirm whether property taxes are current. Delinquent property taxes create a lien that takes priority over nearly every other claim against the property — including first mortgages. If taxes have been delinquent for an extended period, the county may have initiated a tax lien sale or tax deed sale process that could result in the property being sold to pay the outstanding taxes. Also check for any special assessments, Mello-Roos districts (in California), or improvement district charges that create additional tax obligations.
Where to Search Property Title Records
A complete title search requires checking multiple government offices and databases. Here is where each type of record is maintained.
| Record Type | Where to Find It | What It Shows |
|---|---|---|
| Deeds and mortgages | County Recorder / Clerk of Court | Ownership transfers, current mortgages, deeds of trust, releases |
| Property tax records | County Tax Collector / Assessor | Assessed value, tax amounts, payment status, delinquencies |
| Judgment liens | County Court Clerk / Superior Court | Court judgments that create a lien on all real property in the county |
| Federal tax liens | County Recorder (filed by IRS) | Unpaid federal taxes creating a lien on all property owned by the taxpayer |
| State tax liens | County Recorder / Secretary of State | Unpaid state income or business taxes |
| UCC filings | Secretary of State / County Recorder | Secured commercial transactions, equipment liens, fixture filings |
| Mechanic liens | County Recorder | Claims by contractors, subcontractors, or suppliers for unpaid work |
| HOA liens | County Recorder | Unpaid homeowners association dues and special assessments |
| Lis pendens | County Recorder / Court Clerk | Notice of pending lawsuit affecting the property |
| Bankruptcy records | Federal Bankruptcy Court (PACER) | Whether the owner has filed bankruptcy, which affects lien enforcement |
| Easements | County Recorder / Subdivision maps | Rights of others to use portions of the property |
| Plat maps / surveys | County Surveyor / Recorder | Legal boundaries, lot dimensions, subdivision layout |
This is one of the main reasons property owners, investors, and attorneys hire professional title search services rather than searching every office individually. A professional title search accesses all of these record sources and compiles the results into a single report. U.S. Title Records maintains direct access to county title plants, recorder databases, and court records across all 3,250+ U.S. counties, eliminating the need to contact each office separately.
DIY Title Search vs. Professional Title Search
You can do a title search yourself, but it is important to understand what you gain and what you risk compared to hiring a professional.
| Factor | DIY Title Search | Professional Title Search |
|---|---|---|
| Cost | Free to low cost (document copy fees only) | $29 to $295 depending on report depth |
| Time required | 4-20+ hours depending on property complexity | 1-2 business days (you place the order and wait) |
| Record access | Limited to what county websites provide publicly | Direct access to title plants, recorder databases, court records |
| Historical depth | 10-20 years online (older records may require office visit) | 30+ years, including microfilm and microfiche records |
| Completeness | Easy to miss cross-referenced liens, name variations, or filings in adjacent counties | Trained abstractors know where to look and what to check |
| Professional analysis | You interpret the records yourself | Report includes abstractor notes identifying potential issues |
| Coverage | One county at a time | All 3,250+ counties through one service |
| Best for | Preliminary research, confirming basic ownership | Purchase transactions, auction bidding, legal proceedings, loan origination |
How Much Does a Title Search Cost?
Title search pricing depends on the depth of research you need. Basic ownership verification is far less expensive than a full preliminary title search that examines 30+ years of records. Here is what each level of title search typically costs and what it includes.
| Report Type | Price | What It Covers | Best For |
|---|---|---|---|
| Property Detail Report | $29 | Current owner, transfer history, open mortgages, tax assessor data | Quick ownership check, preliminary research |
| Deed Copy | $45 | Recorded deed document with legal description, vesting, and recording info | Verifying specific deed details, legal proceedings |
| Property Lien Report | $95 | All recorded liens, mortgages, judgments, tax liens, mechanic liens | Checking lien status before purchase or auction |
| Full Property/Owner Lien Report | $195 | Property liens + personal liens against the owner (judgments, UCC, bankruptcy) | Investor due diligence, auction buyers, pre-purchase |
| Chain of Title Report | $275 | 30+ year ownership history with copies of all vesting deeds | Quiet title actions, estate settlements, complex histories |
| Expanded Title Search | $295 | Preliminary title report: chain of title + liens + valuation + legal description | Full due diligence, foreclosure auction purchases |
| Title Search by Name | $75-$535 | All properties owned by a person or entity (county, state, or nationwide) | Asset searches, judgment recovery, estate research |
Title companies and real estate attorneys typically charge $150-$500 for title searches, often bundled with title insurance premiums and closing costs. The advantage of ordering directly from a title search service is transparent per-report pricing with no bundled fees. U.S. Title Records charges per report with no subscription, membership, or contract required.
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Search Property Records Questions? Contact UsCommon Title Problems a Search Can Uncover
Title searches exist to find problems before they become your responsibility. Here are the most frequent issues that show up during property title searches and what each one means for a buyer.
Unpaid Mortgages
Previous mortgages that were never formally released or satisfied. The lender still has a recorded claim against the property even if the debt was paid off. This requires obtaining a release or satisfaction document from the lender.
Tax Liens
Delinquent property taxes create a lien that takes priority over nearly all other claims. Federal tax liens filed by the IRS attach to all property the taxpayer owns. Both must be resolved before clear title can transfer. Property Lien Reports ($95) identify all tax liens on a property.
Judgment Liens
When someone loses a lawsuit and a money judgment is recorded, it becomes a lien against all real property that person owns in the county. Judgment liens can remain on a property for 10-20 years depending on the state, and they survive property sales if not identified and resolved.
Mechanic Liens
Filed by contractors, subcontractors, and material suppliers who were not paid for work performed on the property. Mechanic liens can take priority over mortgages in some states if the work began before the mortgage was recorded.
Breaks in Chain of Title
A gap where the grantor on one deed does not match the grantee on the previous deed. This can happen when property passes through inheritance without probate, when names are misspelled, or when transfers are not properly recorded. Breaks may require a quiet title action to resolve.
Lis Pendens
A recorded notice of pending litigation affecting the property. This serves as a public warning that the property is involved in a lawsuit — such as a foreclosure, boundary dispute, or ownership challenge. Purchasing a property with a lis pendens means you take it subject to the outcome of that lawsuit.
Unreleased Life Estates
A deed that granted someone the right to live on the property during their lifetime may not have been properly terminated after that person passed away. This creates a cloud on the title that must be cleared with proper documentation.
Forged or Fraudulent Deeds
Deed fraud has increased in recent years, with criminals recording fake deeds to transfer ownership without the true owner's knowledge. A thorough chain of title search can reveal suspicious transfers that do not match normal transaction patterns. Title insurance protects against losses from undetected forgery.
Title Searches for Specific Situations
The type of title search you need depends on your transaction. Different situations require different levels of detail.
Title Search for Buying a Home
First-time homebuyers and anyone purchasing through a conventional mortgage will have a title search performed as part of the closing process, usually ordered by the escrow or title company. If you want to verify the property's title status before making an offer — which many experienced buyers do — you can order your own Full Property/Owner Lien Report ($195) for independent due diligence. This tells you whether there are existing liens that need to be paid at closing, whether the seller actually has authority to sell, and whether any personal liens against the seller could affect the transaction.
Title Search Before a Foreclosure Auction
Foreclosure auction purchases are the highest-risk transactions in real estate because you are buying "as-is" with no title insurance, no seller disclosures, and no financing contingency. The only protection you have is a title search performed before you bid. You need to determine the foreclosing lien position (which determines what other liens survive the sale), identify all senior liens that will remain on the property after the auction, find out if there are IRS tax liens with 120-day federal redemption rights, and calculate the total cost of ownership including outstanding liens. An Expanded Title Search ($295) provides the level of detail auction buyers need.
Title Search for Estate Settlement
When someone dies owning real estate, the executor or personal representative needs to confirm what the deceased owned, what debts are attached to each property, and whether title can transfer to heirs through probate or other legal mechanisms. A Title Search by Name locates all properties owned by the deceased across a single state or nationwide, while individual property searches reveal the specific lien and ownership status of each asset.
Title Search for Judgment Recovery
If you hold a court judgment against someone who owes you money, you need to find real property they own that your judgment lien can attach to. A nationwide Title Search by Name identifies all real estate assets, giving you the information needed to record your judgment lien in the correct counties and potentially force a sale to satisfy the judgment.
Title Search vs. Title Insurance: What Is the Difference?
People often confuse title searches with title insurance, but they serve different purposes and protect against different risks.
| Feature | Title Search | Title Insurance |
|---|---|---|
| What it does | Examines public records to find known issues | Protects against financial loss from unknown defects |
| When you get it | Before making an offer or before closing | At closing, as part of the transaction |
| Cost | $29-$295 per report | $1,000-$3,500+ (one-time premium) |
| What it covers | Existing recorded liens, ownership, encumbrances | Forgery, undisclosed heirs, recording errors, hidden defects |
| Available for auctions? | Yes — essential for auction due diligence | Generally not available until after acquisition |
| Ongoing protection | Snapshot at time of search | Protects as long as you own the property |
A title search is a prerequisite for title insurance — the insurer needs to know what is on record before issuing a policy. For transactions where title insurance is not available (like auction purchases), a title search is your only protection. For conventional purchases, both a title search and title insurance are standard parts of the closing process.
Title Search by State: What Varies
While the fundamental title search process is the same everywhere, some states have recording systems and laws that create additional complexity.
Deed of Trust States
States like California, Texas, and Colorado use deeds of trust instead of mortgages. The foreclosure process is non-judicial (no court involvement), which means title searches must check trustee sale records in addition to court records.
Mortgage States
States like New York, Florida, and Ohio use mortgages and require judicial foreclosure through the courts. Title searches in these states check court filings for foreclosure actions and lis pendens.
Community Property States
In Arizona, California, Texas, and six other states, married couples are presumed to jointly own property acquired during marriage. Title searches must verify marital status and spousal consent for any property transfer.
Homestead Protection States
Florida, Texas, and other states provide homestead protections that limit what liens can force a sale of a primary residence. Title searches in these states must determine whether the property qualifies for homestead protection, which affects lien enforcement.
U.S. Title Records covers all 50 states, Guam, and the U.S. Virgin Islands — over 3,250 counties. Our abstractors understand the recording laws and practices in every jurisdiction, so you get accurate results regardless of where the property is located. Browse property records by state to start your search.
How to Order a Professional Title Search
If you decide a professional title search is the right choice — and for any transaction involving real money, it almost always is — here is how the process works with U.S. Title Records.
Go to the Property Records Page
Visit ustitlerecords.com/search-property-records and select the report type that matches your needs. Not sure which report to order? Our Quick Guide helps you choose, or contact our team for a free consultation.
Enter the Property Address
Provide the full property address including county and state. If the address is not available, you can provide the assessor's parcel number (APN) with county and state instead. No account or login is required.
Receive Your Report
Reports begin processing immediately and are delivered to your email address in printable, downloadable PDF format. Standard delivery is 1-2 business days. All orders are anonymous, secure, and confidential. Orders are processed 7 days per week, including holidays.
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Order Title Search Talk to Our TeamLast Updated: February 2026 | Reviewed by U.S. Title Records Editorial Team | About U.S. Title Records — Providing title search services since 2009.