Property Searches

Types of Property Searches

Professional property searches serve different purposes depending on the transaction. Choosing the right search type prevents both overspending on unnecessary research and underspending on inadequate due diligence.

Ownership Verification Search

The most basic property search confirms who currently owns the property, how they acquired it, and what mortgages are recorded against it. This search accesses the county recorder's grantor/grantee index and the property assessor's ownership records. A Property Detail Record ($29) provides this level of property search, including current owner, purchase price, sale history, mortgage information, and tax assessor data.

Property Lien Search

A property lien search identifies all recorded financial claims against the property. This includes voluntary liens (mortgages, deeds of trust, home equity lines) and involuntary liens (judgment liens, tax liens, mechanic's liens, HOA assessment liens, federal tax liens, lis pendens). Lien searches are essential for any purchase because liens transfer with the property to the new owner. A Property Lien Report ($95) identifies all recorded liens with a 10-30 year search period.

Owner and Property Combined Search

The most thorough lien search examines both the property itself and the current owner individually. Personal judgment liens and federal tax liens may be recorded against the owner's name rather than the property address, meaning a property-only search can miss them entirely. A Full Owner Lien Report ($195) searches both the property and the individual owner for comprehensive lien exposure analysis.

Chain of Title Search

A chain of title search traces every recorded transfer of ownership with copies of each vesting deed. This 30-year search reveals the complete ownership sequence, identifying any gaps, breaks, or irregularities in the chain that could create title defects. Estate attorneys, quiet title action litigators, and investors purchasing properties with complex ownership histories rely on Chain of Title Reports ($275) to establish clear ownership lineage.

Title Search by Name

When you need to find all property owned by a specific person or entity rather than searching a known address, Title Search by Name locates every property where the subject appears as a current owner. Statewide searches ($75) cover all counties within one state. Nationwide searches ($535) span all 50 states. This search type is essential for judgment recovery, divorce proceedings, estate administration, and pre-litigation asset identification.

Expanded Title Search

The most comprehensive property search available, the Expanded Title Search ($295) combines ownership verification, full lien search, property valuation by comparable sales, individual profile report, foreclosure activity analysis, legal and vesting report, and easement documentation into one deliverable. Designed for foreclosure auction buyers, investors, and attorneys conducting full due diligence before committing capital.

How Do Property Searches Work?

Professional property searches examine records from multiple government offices and databases to compile a complete picture of a property's legal status. The process involves searching county recorder indexes, assessor databases, tax collector records, and court filings across the jurisdiction where the property is located.

Step 1: Identify the Property

Property searches begin with the property address, parcel number, or legal description. The researcher identifies the correct county and locates the property in the assessor's database to confirm the parcel identification number, current owner of record, and legal description. This step prevents searching the wrong property, which is a common error in counties where multiple properties share similar addresses.

Step 2: Search the Grantor/Grantee Index

The county recorder maintains an index of every document recorded against each property. The researcher searches both the grantor index (people who transferred interest) and grantee index (people who received interest) to trace ownership transfers, recorded mortgages, liens, and other instruments. The depth of this search depends on the report type, from 10 years for basic property searches to 30+ years for chain of title searches.

Step 3: Search for Liens and Encumbrances

Beyond the recorder's official records, comprehensive property searches check multiple additional sources. Tax collector records reveal delinquent property taxes and tax certificate sales. Court records identify pending litigation (lis pendens), judgments, and bankruptcy filings. Municipal records reveal code enforcement liens and special assessments. HOA and condo association records show assessment liens and covenant violations.

Step 4: Compile and Review

A professional researcher compiles the search results into a formatted report connecting each recorded instrument to the property's ownership chain. This step separates professional property searches from raw database access. The researcher identifies unreleased mortgages, outstanding liens, gaps in the chain of title, and other issues that require attention before closing.

What Do Property Searches Reveal?

The depth of information depends on the report level, but comprehensive property searches can reveal the following categories of recorded information.

Ownership and Transfer History

Current legal owner and vesting type (individual, joint tenancy, tenancy in common, trust, LLC, corporation). Purchase date, price, and document reference. Transfer history showing every recorded deed within the search period. Grantor/grantee information connecting each transfer in the ownership chain.

Mortgage and Deed of Trust Records

Open mortgages and deeds of trust with original loan amounts, lender names, and recording dates. Assignments showing when loans were transferred between servicers. Satisfactions and reconveyances confirming paid-off loans. Subordination agreements affecting lien priority.

Liens and Judgments

Property tax liens from delinquent taxes. Judgment liens from court awards against the property owner. Federal tax liens from the IRS. State tax liens from unpaid state income or employment taxes. Mechanic's and materialman's liens from unpaid contractors. HOA and condo assessment liens. Municipal code enforcement liens. Special assessment liens for infrastructure improvements.

Property Characteristics and Value

Assessed value, taxable value, and market value (if assessed). Property use classification (residential, commercial, agricultural, vacant). Building characteristics including square footage, year built, construction type, and bedroom/bathroom count. Lot size, zoning designation, and flood zone status.

How to Order Property Searches Online

Ordering property searches from U.S. Title Records takes less than two minutes. No account or subscription required. Step 1: Visit our order page. Go to ustitlerecords.com/search-property-records/. Step 2: Enter the property address. Provide the full street address or parcel number for any property in the United States, Guam, or U.S. Virgin Islands. Step 3: Select your report type. Choose the level of property search that matches your needs: Property Detail ($29) for basic verification, Property Lien Report ($95) for lien identification, Full Owner Lien Report ($195) for combined analysis, or Expanded Title Search ($295) for complete due diligence. Step 4: Receive your results. Reports deliver by email in PDF format within 1-3 business days. Property Detail Records often deliver same-day. Rush delivery is available for time-sensitive closings and auction deadlines. Not sure which property search report you need? Email office@ustitlerecords.com for personalized guidance before ordering. No charge, no obligation.

Frequently Asked Questions: Property Searches