How to Title Search: A Step-by-Step Guide for Investors

Real estate investing involves more than finding the right property. One of the most important steps is making sure the title is clear. A title search reveals who legally owns the property and whether there are any issues, like liens or legal claims, that could affect your purchase.

Skipping this process can lead to expensive problems later. Taking the time to check the title before purchasing helps protect your investment and gives you peace of mind.

This guide will walk you through the steps so you know what to look for and when to bring in a professional if needed.

Understanding Title Searches

Before you learn how to do a property title search, it helps to know what a title search actually is. In simple terms, a title search is a review of public records to confirm who owns a property and whether there are any legal issues tied to it.

A clean title means the person selling the property has the legal right to do so. It also means there are no unpaid debts, disputes, property liens, or other claims that could create problems after the sale. On the other hand, if there are issues with the title, they need to be resolved before you close the deal.

Most title searches involve checking documents such as:

• Deeds – show ownership history
• Mortgages – list any active home loans
• Liens – reveal unpaid debts or taxes
• Judgments – show court orders tied to the property

This research is often done by a title company or a real estate attorney, but it is also possible to begin the process yourself by using online databases or visiting local county offices.

Understanding how this works gives you more control over your investment and helps you spot red flags early.

Step-by-Step Guide to Conducting a Title Search

Whether you're preparing for a new deal or double-checking a property’s background, these steps can help you move forward with confidence on how to perform a title search.

Step 1: Gather Property Details

Start by collecting basic information about the property. You’ll need:

• The full address (including unit number if applicable)
• The parcel number or tax identification number
• The current owner’s name

Having these details makes your search easier and helps you avoid pulling the wrong records. If you're looking at multiple properties, staying organized is especially important.

Step 2: Access Public Records

Visit the county recorder’s office or access their online system, if available. This is where you’ll find public records related to the property. Look for:

• Recorded deeds (showing ownership history)
• Mortgage documents
• Property tax records
• Liens or legal filings

In many areas, you can do this online through the local assessor’s or recorder’s website. If not, a trip to the office may be needed. Also, you may be able to find these details in property data or real estate software. Take notes as you go and save copies of any important documents you find.

Step 3: Review the Chain of Title

The "chain of title" is the record of everyone who has owned the property over time. It should show a clear and unbroken path from one owner to the next. Look closely for:

• Missing names or skipped transfers
• Any signs of unclear ownership
• Transfers made during legal disputes

If something seems off, it could point to a problem that needs legal review. A clean chain of title gives you peace of mind that the current seller has the right to transfer ownership.

Step 4: Look for Liens and Encumbrances

Liens and encumbrances are claims or legal rights that others may have on the property. These can include:

• Tax liens from unpaid property taxes
• Mechanic’s liens from unpaid contractors
• Judgment liens from lawsuits
• Easements that give someone else the right to use part of the land

Not all of these are deal-breakers, but they must be resolved or understood before you move forward with a purchase.

Step 5: Consider Hiring a Professional

Even though it’s possible to do much of this work yourself, some investors choose to work with a title company or real estate attorney. These professionals:

• Know how to spot hidden problems
• Can explain confusing legal terms
• Often offer title insurance, which protects you in case something was missed

If the deal is large or the title history is complicated, working with an expert can save time and lower your risk.

Check out the video below from the DealMachine REI Podcast on what role title companies play in a real estate transaction.

Common Challenges and How to Overcome Them

A title search on a property doesn’t always go as smoothly as planned. Here are some real challenges you might face and smart ways to deal with them.

• You find conflicting information in public records. For example, one record might show a past owner that doesn’t match the deed. This can happen when older records aren’t updated correctly. Compare dates and document types carefully. If things still don’t line up, bring in a professional to review the full history.
• Online records are limited or hard to use. Some counties don’t have full digital access. Others may list basic info online, but keep the full records at the courthouse. If online searches don’t turn up what you need, visiting the recorder’s office in person often helps.
• The title includes old liens that were never removed. A debt may have been paid off years ago, but if no one filed the proper paperwork, it can still show up as active. These “zombie liens” can delay your closing. You may need to track down the creditor or work with a title company to clear them.
• There are signs of a previous legal dispute. Sometimes a title shows that a property was involved in a lawsuit, like a divorce or an inheritance case. Even if it’s resolved, you’ll want to make sure the final outcome is clearly recorded. Always double-check for related court documents.
• You feel unsure about interpreting the results. Even if you can access all the records, understanding what they mean isn’t always easy. Legal terms, document codes, or gaps in ownership can raise questions. If something seems off, don’t guess; get advice from a title professional.

Running into issues during a real estate title search isn’t uncommon. What matters is how you respond. Taking your time, asking questions, and knowing when to bring in an expert will help you move forward with clarity and confidence.

Final Thoughts

A clear title is one of the most important parts of a smart real estate deal. Taking time to review the property’s history protects you from legal trouble, surprise liens, or ownership issues later on. Whether you do the research yourself or hire a professional, a solid title search gives you peace of mind before you invest.