How to Conduct a Real Estate Title Search

Before purchasing a house, it's important to conduct a thorough title search.

A title is an abstract concept that signifies one or more individuals own the property listed on the face of the title. State laws vary regarding exact procedures for effectively recording title to property, however, a majority of states agree that each transfer of title must be recorded in a county recorder's office for an owner to hold valid title. Before you purchase a property, confirm that the seller holds valid title to the property. A title insurance company will search the property's title index for you for a fee, or you can visit a county recorder's office and search the title index.

Instructions

1. Contact the county recorder's office, or other county office holding the title index in the property's county. Check with the clerk regarding when you can conduct a title search. Some counties allow an individual to perform a title search only during certain hours of the day or by appointment.

2. Visit the county recorder's office or courthouse. The title index is a publicly recorded document and anyone, not just a party to the title, can search the title index. The title index is comprised of grant deeds from a buyer to a seller. All states require that grant deeds be available for public inspection in a public building located in the county. Some states such as Rhode Island and Connecticut keep grant deeds in town offices rather than in county buildings. Check with the county regarding the location of the title index.

3. Search the title index. In most states, to perform a title search you must search through each grant deed. A grant deed is the official instrument transferring possession of the property from one individual to another. Grant deeds are indexed according to the grantor and grantee's last name. Start with the current owner's last name to begin searching the chain of title. A new grant deed should exist for each transfer of ownership.

4. Construct a chain of title.. The chain of title will begin with the current owner's grant deed. Trace the chain of title from the current grant deed back to a parcel deed issued by the U.S. government or by the state. Ensure the chain of title doesn't have any defects or encumbrances. A gap in the chain of title may affect the current owner's interest in the property.

References

• State of Arizona: Title Insurance Brochure
• History Works: Performing a Deed Search