Preliminary Title Report
Order a preliminary title report for any property in all 50 states. A preliminary title report is the most comprehensive title search document available, combining full chain of title, ownership verification, all liens and encumbrances, easement research, legal description analysis, and property valuation into one complete report. U.S. Title Records delivers preliminary title reports for all 3,250+ U.S. counties at $375 with fast email delivery.
The complete preliminary title search. No login. No subscription. All 50 states covered.
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All Liens + Easements
Deed Copies Included
What Is a Preliminary Title Report?
A preliminary title report (designated as the Expanded Title Search) is the most comprehensive title examination issued for real property. The report documents the complete chain of conveyance with copies of all vesting instruments, identifies all recorded encumbrances (mortgages, deeds of trust, judgment liens, tax liens, mechanic liens, UCC filings), examines easements and restrictive covenants of record, verifies the legal property description, and includes flood zone determination and comparable sales analysis. The preliminary title report serves as the foundation document for real estate closings, title insurance underwriting, quiet title proceedings, and institutional due diligence.
U.S. Title Records issues preliminary title reports at $375 per property, covering any address in all 3,250+ recording jurisdictions across all 50 states. The examination is conducted by professional title abstractors with direct access to county title plants, recorder databases, and court lien dockets. Reports are delivered via email in PDF format. No account, subscription, or contractual commitment is required. For questions regarding the scope of examination for a specific recording jurisdiction, contact office@ustitlerecords.com.
Preliminary Title Report vs. Standard Title Search
A standard title search ($29-$195) examines current ownership and recorded encumbrances within a defined scope. A preliminary title report ($375) extends the examination to encompass the complete chain of conveyance with copies of vesting instruments, all recorded liens across county recorder, court, and Secretary of State databases, easement and restrictive covenant research, legal description verification against recorded plats, flood zone determination, and comparable sales data. The preliminary title report is the document title insurance underwriters require to evaluate issuance of a commitment for title insurance.
Preliminary Title Report vs. Title Insurance
A preliminary title report is a factual examination of public records documenting conditions of record affecting the subject property. Title insurance is a separate indemnity policy issued by a licensed underwriter protecting the insured against financial loss arising from title defects not identified during the examination (forgery, undisclosed heirs, recording errors, boundary disputes). The preliminary title report identifies known conditions of record. Title insurance protects against undisclosed defects. Title insurance underwriters require a preliminary title report as a prerequisite to policy issuance.
What Does a Preliminary Title Report Include?
Every section of the $375 Expanded Title Search Report (preliminary title report)
10-30 Year Chain of Title
Complete chronological ownership history showing every grantor, grantee, deed type, recording date, and instrument number. The chain of title traces the unbroken sequence of legal ownership transfers and identifies any gaps, breaks, or irregularities. Copies of all vesting deeds are included with the preliminary title report.
All Recorded Liens and Encumbrances
Comprehensive search for all voluntary liens (mortgages, deeds of trust) and involuntary liens (judgment liens, federal and state tax liens, mechanic liens, HOA liens, lis pendens, code enforcement liens, UCC filings). Each lien includes recording date, amount (when available), lienholder, and status.
Easements and Restrictions
Research of all recorded easements (utility, access, drainage, conservation), deed restrictions, CC&Rs, and other recorded documents that limit property use or development. Easements survive ownership transfers and cannot be removed by the new owner, making this research critical for the preliminary title search.
Legal Description Verification
Verification of the official legal description (lot/block, metes and bounds, or section/township/range), parcel number (APN), property type, lot size, zoning classification, and physical address. The legal description is the definitive identifier used in all recorded documents and must be accurate for any conveyance to be valid.
Property Valuation by Comparables
Property valuation analysis using comparable sales data showing recent sale prices, assessed values, and market trends for similar properties in the area. This section helps buyers, investors, and lenders evaluate whether the transaction price aligns with current market conditions. The valuation is based on public record data, not an appraisal.
Vesting Deed Copies
PDF copies of all vesting deeds identified in the chain of title, including the current deed and all prior transfers. Each deed copy includes complete recording information, book and page numbers, deed type (warranty, grant, quitclaim, special warranty), and proper execution details.
Tax Status and Delinquencies
Current property tax assessments, tax amounts, payment status, delinquent balances with accrued interest, and taxing authority information. Tax delinquencies create liens that take priority over nearly all other claims and survive foreclosure sales. The preliminary title report identifies all outstanding tax obligations.
Foreclosure Status Report
Included free with every preliminary title report. Shows current foreclosure status if the property is in any stage of foreclosure proceedings: notice of default, lis pendens, auction scheduled, or REO (bank-owned). Essential for foreclosure auction buyers evaluating the foreclosing lien position and surviving liens.
Preliminary Title Report vs. Other Title Search Options
Compare what each report type includes
| What’s Included | Property Detail ($29) | Lien Report ($95) | Owner Lien ($195) | Preliminary Title ($375) |
|---|---|---|---|---|
| Current owner verification | Yes | Yes | Yes | Yes |
| Transfer history | Yes | Limited | Limited | Full 10-30 year chain |
| Open mortgages | Yes | Yes | Yes | Yes |
| Property liens (judgment, tax, mechanic) | No | Yes | Yes | Yes |
| Personal liens against owner | No | No | Yes | Yes |
| UCC filings / bankruptcy | No | No | Yes | Yes |
| Easements and restrictions | No | No | No | Yes |
| Legal description verification | No | No | No | Yes |
| Vesting deed copies | No | No | No | Yes |
| Property valuation (comparables) | No | No | No | Yes |
| Free foreclosure status | No | No | Yes | Yes |
Who Needs a Preliminary Title Report?
Six situations where a preliminary title search is essential
Foreclosure Auction Buyers
Auction properties are sold “as-is” with no title warranties. A preliminary title report reveals the foreclosing lien position, all surviving liens, outstanding tax amounts, and easements that affect the property after sale. Without a prelim, you risk purchasing a property with debts exceeding its value.
Real Estate Investors
Investment properties require complete due diligence before purchase. A preliminary title report reveals the full financial picture: liens, encumbrances, tax status, easements, and ownership history. For fix-and-flip, rental, or commercial investments, the preliminary title search is the industry standard.
Real Estate Attorneys
Attorneys use preliminary title reports for quiet title actions, litigation support, estate administration, and closing preparation. The chain of title with deed copies provides documented evidence for court filings. The prelim identifies all parties with recorded interests who must be named in legal proceedings.
Title Insurance Companies
Title insurance underwriters require a preliminary title report before issuing policies. The prelim identifies all recorded exceptions that will appear on Schedule B of the title insurance commitment. Title companies use our preliminary title searches for overflow work and out-of-county coverage.
Mortgage Lenders
Lenders require preliminary title reports to verify marketable title and lien position before funding mortgage loans. The prelim confirms the borrower’s ownership, identifies all senior and junior liens, and provides the legal description needed for the mortgage document. The preliminary title search is a standard underwriting requirement.
Estate and Probate
Executors and administrators use preliminary title reports to inventory the deceased’s real property, identify all liens and encumbrances on estate assets, and verify that probate transfers are properly recorded. The chain of title documents the ownership gap that must be resolved through probate or quiet title proceedings.
Preliminary Title Report Questions
Common questions about ordering a preliminary title search
How Much Does a Preliminary Title Report Cost?
A preliminary title report is issued at $375 per property at U.S. Title Records (designated as the Expanded Title Search). This fee is fixed regardless of property location, recording jurisdiction, or complexity of the chain of conveyance. No additional charges are assessed for document retrieval, deed copies, or courthouse research. The $375 fee covers the complete scope of examination: chain of title, all encumbrances, easement research, legal description verification, flood zone determination, and comparable sales. For comparison, traditional title companies and attorneys typically assess $500 to $1,000+ for a comparable examination. View complete schedule of fees.
What Is the Processing Time for a Preliminary Title Report?
U.S. Title Records processes preliminary title report orders 7 days per week, including federal holidays. Processing time depends on the recording jurisdiction and complexity of the chain of conveyance. Properties with straightforward ownership histories in digitized counties are completed more rapidly than properties with complex chains involving multiple transfers, estate proceedings, or jurisdictions with limited digital records. All reports are prepared by professional title abstractors with direct access to county title plants and recorder databases. Reports are delivered via email in PDF format. For questions regarding processing time for a specific property, contact office@ustitlerecords.com before ordering.
Is a Preliminary Title Report the Same as Title Insurance?
No. A preliminary title report and title insurance serve distinct functions. The preliminary title report is a factual examination of public records documenting conditions of record: ownership, encumbrances, easements, tax status, and legal description. Title insurance is an indemnity policy issued by a licensed underwriter protecting against financial loss from undisclosed title defects (forgery, undisclosed heirs, boundary disputes, recording errors). The preliminary title report identifies known conditions. Title insurance protects against unknown defects. Title insurance underwriters require a preliminary title report as a prerequisite to evaluating and issuing a commitment for title insurance.
When Is a Preliminary Title Report Required?
A preliminary title report is required or recommended for: purchase transactions where title insurance will be issued (the underwriter requires it), refinance transactions with a new lender, foreclosure auction due diligence where surviving liens must be identified before bidding, quiet title proceedings requiring documented chain of conveyance, estate administration where probate executors must establish clear title before distribution, and commercial transactions where institutional lenders require comprehensive title examination before funding.
What Recording Jurisdictions Are Covered?
U.S. Title Records issues preliminary title reports for all 3,250+ recording jurisdictions across all 50 states, Guam, and the U.S. Virgin Islands. Coverage includes county recorder offices, clerks of court, registries of deeds, and registrars of titles (Torrens jurisdictions in Massachusetts, Illinois, and Minnesota). The same $375 fee applies regardless of jurisdiction. Our abstractor network maintains direct access to county title plants and recorder databases in every recording jurisdiction.
What Is the Difference Between Chain of Title and Preliminary Title Report?
A Chain of Title Report ($375) traces the sequence of conveyances from the current vested owner back through prior owners, with copies of all vesting instruments and recording references. A preliminary title report ($375) includes the complete chain of title PLUS comprehensive encumbrance search (all liens across county recorder, court, and Secretary of State databases), easement and restrictive covenant examination, legal description verification, flood zone determination, and comparable sales analysis. The preliminary title report is the chain of title combined with the full encumbrance and due diligence picture required for institutional-grade transactions.
How to Order a Preliminary Title Report
Get your preliminary title search in three simple steps
Enter Property Address
Provide the property address or parcel number. Works for any property in all 50 states. No login or account required.
Select Expanded Title Search
Choose the Expanded Title Search Report ($375) for the complete preliminary title report with chain of title, all liens, easements, and deed copies.
Receive Preliminary Title Report
Your preliminary title report is delivered to your email via email in PDF format. Full consultation included at no extra charge.
Preliminary Title Report FAQ
Frequently asked questions about preliminary title searches
What is a preliminary title report?
A preliminary title report is the most comprehensive title search document available. It includes full chain of title with deed copies, all recorded liens and encumbrances, easement and restriction research, legal description verification, and property valuation by comparable sales. U.S. Title Records provides preliminary title reports for $375, covering all 3,250+ U.S. counties with fast email delivery.
How much does a preliminary title report cost?
A preliminary title report costs $375 at U.S. Title Records (the Expanded Title Search Report). This includes full chain of title, all liens, easements, legal descriptions, deed copies, and property valuation. No subscription required. For a less comprehensive option, the Full Owner Lien Report costs $195 and the Chain of Title Report costs $375.
What is the difference between a preliminary title report and title insurance?
A preliminary title report identifies known ownership, liens, and encumbrances from public records. Title insurance protects against unknown defects (forgery, undisclosed heirs, recording errors) not discovered during the search. Most title insurance companies require a preliminary title report before issuing a policy. Both are recommended for real estate purchases.
Do I need a preliminary title report before buying property?
A preliminary title report is recommended for any significant real estate purchase and essential for foreclosure auction purchases. Mortgage lenders require a preliminary title search before funding loans. For basic ownership verification, a Property Detail Report ($29) may suffice. For lien identification, a Lien Report ($95) covers most needs.
How long does a preliminary title report take?
Preliminary title reports are delivered via email in PDF format. Properties with complex histories may take by email. Orders processed 7 days a week including holidays. For a quick overview of all report options, visit our title report search page. Homebuyers can also see our home title search guide. To check liens on a property before purchasing, start with a lien report. Email office@ustitlerecords.com for expedited service or questions about your preliminary title search.
What states does the preliminary title report cover?
All 50 states, Guam, and U.S. Virgin Islands. Over 3,250 counties covered. Same $375 pricing regardless of location. View property records by state for complete coverage.
Can I order a preliminary title report without an account?
Yes. No login, account, subscription, or contracts required. Visit the Expanded Title Search Report product page, enter the property address, and complete payment. One-time $375 payment. Your preliminary title report is delivered to your email. For a quick overview of all report options, visit our title report search page. Homebuyers can also see our home title search guide. To check liens on a property before purchasing, start with a lien report. Email office@ustitlerecords.com with questions.
How do I order a preliminary title report?
Visit ustitlerecords.com/product/expanded-title-search-report, enter the property address or parcel number, and complete payment ($375). Your preliminary title report is delivered to your email via email in PDF format. Full consultation included at no charge. Available 7 days a week.
Order Your Preliminary Title Report
The most comprehensive title search available for any property in all 50 states. Full chain of title, all liens, easements, deed copies, and valuation. $375 with email delivery.
Full Consultation Included
All 50 States
PDF Email Delivery
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