Quick Answer
Before you close, a title search digs through county records to confirm the seller has clear ownership and to uncover any liens or claims that need to be resolved first. The results are summarized in a title commitment before closing.
- Performed by
- Title company or real estate attorney
- Reviews
- County recorder and court records
- Looks for
- Liens, judgments, ownership gaps
- Leads to
- A title commitment and title insurance
What the Search Actually Uncovers
A title examiner traces the chain of title back through prior owners, checking county recorder and court records for anything that could cloud ownership: unpaid liens, unresolved judgments, missing signatures on old deeds, or unreleased mortgages that were paid off but never formally cleared from the record.
In Central Indiana, this work is typically done at the county level where the property sits, which is why closings on properties with unusual histories can occasionally take a little longer to clear.
From Search to Title Insurance
Once the search is complete, the title company issues a title commitment listing any issues, called exceptions, that need to be cleared before closing. Resolving those exceptions is what allows the title company to issue title insurance, which protects the buyer and lender against title problems that weren't caught during the search.
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Frequently Asked Questions — Title search
How far back does a title search go?
Practices vary, but examiners often review several decades of records to build a reliable chain of ownership.
Who orders the title search?
The title company or closing attorney handling the transaction typically orders and manages the search.
What happens if the search finds a problem?
Most issues, like an old unreleased lien, can be cleared with paperwork before closing; more complex title defects may take longer to resolve.
Is a title search the same as title insurance?
No. The search is the investigation; title insurance is the policy that protects against claims the search didn't catch.