What Happens During a Title Search?

Behind every smooth closing is a title search working hard to clear the path.

When you’re buying or selling a property, there’s a lot going on behind the scenes, way before you sit down at the closing table. One of the most essential, yet often overlooked, steps in the process is the title search. At Acorn Title, we believe peace of mind starts with preparation, and the title search is the foundation of a secure, worry-free closing.

So what exactly happens during this process? Let’s take a look inside.

A title search is a detailed review of public records that helps confirm the property’s ownership history and uncover any potential issues that could affect the transaction. Our team dives into legal documents, some stretching back decades, to ensure that the seller has full legal authority to transfer the property, and that nothing unexpected will come up later for the buyer.

This search involves combing through deeds, past transfers, mortgages, tax records, divorce filings, judgments, liens, and anything else that’s ever been recorded against the property. We also look for easements, legal rights that allow someone else to use the land for specific purposes, like utility access—as well as restrictions or conditions that might affect how the property can be used.

But we’re not just flipping through files for fun. We’re on the lookout for red flags, issues that could cloud the title or hold up your closing. Sometimes it’s something simple, like an old mortgage that was paid off but never properly recorded. Other times, it might be more serious, like an undisclosed heir who still has a legal claim to the property. These are the kinds of issues that can derail a deal if they’re not caught and resolved early.

Once we’ve completed the search, we issue a title commitment, a formal document that outlines the conditions under which title insurance will be issued. This commitment includes a summary of everything we’ve found and any requirements that must be met before closing, like releasing a lien or resolving an old judgment. It gives everyone involved, the buyer, seller, lender, and agents, a clear understanding of where things stand.

After those conditions are satisfied, we move forward with issuing title insurance, which protects both the buyer and the lender against any future claims or issues that may arise from past defects we couldn’t see. Think of it as long-term peace of mind that the property is truly, and legally, yours.

The title search may not be the flashiest part of the home buying process, but it’s one of the most important. Without it, a deal can fall apart or lead to costly legal battles down the road. That’s why we take it seriously, because your investment deserves protection.

At Acorn Title, we pride ourselves on being thorough, clear, and timely. We walk our clients through every step of the title commitment, explain anything that seems confusing, and make sure your transaction closes with confidence.

Still have questions about how the title search works? Want to get the process started? We’re always here to help.

Call us at (210) 465-3033 or email info@acorn-title.com.

Let’s make your closing seamless, from the first step to the final signature.