Title Search
An examination of public records to trace the chain of ownership and identify any liens, encumbrances, or defects affecting a property's title. Title searches are essential for real estate transactions and title insurance.
Understanding Title Search
A title search involves examining records at the county recorder's office, tax assessor, and other public repositories to build a complete picture of a property's ownership history and current status. Searchers review deeds, mortgages, liens, judgments, easements, and other recorded documents.
The search typically covers 40-60 years of history, though some jurisdictions or situations require going back further. The examiner looks for: breaks in the chain of title, unreleased liens or mortgages, judgment liens against current or previous owners, tax delinquencies, easements, restrictions, and any other matters affecting title.
Title searches can be performed by title companies, abstractors, or attorneys. The depth and quality vary—a full search differs from a 'limited' or 'litigation' search. For important transactions, a full search with examination by a qualified title professional is worth the cost.
For curative title investors, conducting your own preliminary title research is a key skill. Understanding what's in the public records helps evaluate opportunities and estimate curative costs before committing to an acquisition.
Real-World Example
Before bidding at a tax sale, an investor conducts a title search. The search reveals: property was deeded from Smith to Jones in 2005, Jones took out a mortgage (unreleased) in 2008, a judgment lien was filed against Jones in 2015, and taxes have been delinquent since 2019. This information helps the investor calculate total cost to acquire clear title.
Texas-Specific Information
Texas county clerks maintain deed records in grantor-grantee indexes. Texas appraisal districts maintain separate property records linked to parcel IDs. Many Texas counties have digitized records available online, making preliminary title research more accessible. Full title examinations in Texas typically go back to sovereignty (the original land grant).
Related Terms
Chain of Title
The chronological sequence of historical transfers of title to a property, from the original grant to the current owner. A complete chain establishes ownership through an unbroken series of conveyances.
Abstract of Title
A condensed history of the title to a property consisting of a chronological summary of all recorded documents and proceedings affecting the title. Abstracts form the basis for title examination and opinions.
Title Insurance
An insurance policy protecting property owners and lenders against financial loss from defects in title. Unlike other insurance that covers future events, title insurance protects against past events that affect current ownership.
Clouded Title
A title with unresolved claims, liens, or defects that cast doubt on the true ownership of property. Clouded titles prevent sales, refinancing, and title insurance until the issues are resolved.
Grantor-Grantee Index
A public records indexing system organizing recorded documents by the names of parties who transferred (grantors) and received (grantees) interests in property. Title searchers use these indexes to trace ownership chains.
Track Deals Involving Title Search
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