What Is a Title Search?

A title search is a review of public records to confirm who owns a property and whether anything is recorded against it. It confirms ownership, reveals liens or claims, and helps a buyer take clean title at closing.

A title search is a review of public records to confirm who owns a property and whether anything is recorded against it. It confirms ownership and reveals liens or claims that must be cleared before a buyer can take clean title. Sellers should expect a search on their property and should resolve any issues it finds before closing day.

What a title search is

A title search, sometimes called a title examination, is a review of the public record for a property. A title company or attorney traces the history of ownership and looks for recorded claims, liens, and encumbrances that follow the land rather than the person. The result is a title report or commitment that lists what must be resolved before title can transfer cleanly.

The search is not an inspection. It says nothing about the condition of the roof, the wiring, or the foundation. It answers a legal question about ownership and claims, not a physical question about the home. A buyer generally needs both: a title search for clean ownership and an inspection for condition.

The search also protects the seller in a practical way. A lien that surprises a seller at closing can delay the sale or force a scramble to pay it off. Finding it early turns a last-minute problem into a routine payoff from the proceeds.

What a title search reveals

The search assembles the chain of title and every recorded item that affects the property. A few categories come up again and again.

Ownership and the chain of title

The chain of title is the sequence of owners from the past to the present. The examiner checks that each transfer was valid and that the current seller actually has the right to sell. Gaps, forged signatures, or missing documents in the chain can create a cloud on the title that must be fixed before closing.

Liens and claims

Recorded liens are the most common issue a search finds. A lien is a legal claim against the property that secures a debt, such as a mortgage, an unpaid tax bill, a mechanic's lien for unpaid work, or a court judgment. Most liens must be paid or released before a buyer can receive clean title. For the full picture of the types, see what is a lien on a house.

Easements and restrictions

The search also reveals easements, which give someone a right to use part of the property, such as a utility company or a neighbor. It shows deed restrictions and covenants that limit what can be built or how the land can be used. These are not always problems, but buyers need to know about them before they buy.

What the search checks	Example	Typical effect
Chain of title	Every recorded transfer of ownership	Confirms the seller can convey title
Mortgage liens	An outstanding home loan	Paid off from sale proceeds
Tax liens	Unpaid property or income taxes	Paid or released before closing
Mechanic's liens	Unpaid contractor or supplier	Paid or released, often with waivers
Judgment liens	A court-ordered debt	Resolved before clean title transfers
Easements and restrictions	A utility easement or deed covenant	Disclosed; may limit use of the land

Title insurance: owner's versus lender's

A title search reduces risk, but it cannot catch everything. Unrecorded claims, filing errors, and fraud can surface later. Title insurance protects against losses from title defects that existed at the time of the policy, and there are two different policies to understand.

An owner's policy protects the buyer's ownership interest for as long as the buyer or their heirs hold the property. It is usually purchased once and can last for decades. A lender's policy protects the lender's interest in the loan and is typically required by the lender. It usually decreases as the loan balance falls and ends when the loan is paid off. The two policies protect different parties, which is why a buyer may want an owner's policy even when the lender already has its own.

Because the policies are different, the premium is not a duplicate charge. One protects the lender's money, and the other protects the buyer's ownership. A buyer who plans to hold the home for years should understand which policy they are buying and what it covers.

Who pays for the title search and title insurance

Who pays varies by state and by contract. Sellers commonly pay for title insurance and title-related fees in many markets, while buyers commonly pay for loan costs, the appraisal, and prepaid items. But the split is not fixed. Local custom, the purchase contract, and negotiation all shape who pays what, and a seller concession can shift a cost from one side to the other.

Because the amounts vary, estimate them rather than assume. The seller closing costs calculator lets you itemize title fees and other seller costs, and the closing cost calculator estimates both sides together. For a fuller breakdown of the typical split, see who pays what at closing.

What sellers should do before closing

1. Expect a title search and cooperate with the title company's requests for information.
2. Resolve known liens and judgments early rather than at the last minute.
3. Keep records of major improvements and get lien waivers from contractors.
4. Check that names on the deed match the names on the contract and identification.
5. Ask for a copy of the title report and review the exceptions it lists.
6. Confirm who pays for each title-related item under your contract.

The bottom line

A title search confirms ownership and reveals liens or claims that must be cleared before a sale. Title insurance protects against defects the search may miss, and the owner's and lender's policies protect different parties. Sellers should resolve issues early, and buyers should understand which policy they are getting. The exact costs and the party who pays vary by state and contract, so confirm them for your transaction and use the tools above to estimate the numbers.

This guide is general information, not legal, tax, or financial advice. Title practices, insurance requirements, and who pays what vary by state and contract.

Not a brokerage and not advice. List With Agent is not a real estate brokerage. We are an independent marketing and referral service that connects home sellers with licensed real estate agents. This page is general educational information, not legal, financial, or real estate advice.

By the ListWithAgent Editorial Team. Last updated 2026-09-12. Educational information only — not legal, financial, or real estate advice.