Guides and Articles
Title Searches: Property Records, Research Findings and Related Services
Understand the purpose of property-title research and distinguish its findings from inspections, document preparation and transaction coordination.
A title search researches records associated with a property's title. It concerns the recorded interests and history being investigated, rather than the physical condition of the building. The research subject and the property identity need to match the transaction being discussed.
Records and the Property
The CFPB describes title research as a distinct part of title and closing services. Its findings relate to records, not a walk-through of rooms or an assessment of building components.
For example, a property viewed by its street address may also have another formal identifier in transaction documents. The research provider needs the relevant property identity. Similar addresses or several units in one building should not be treated as interchangeable subjects.
Research Findings and Their Explanation
A research result should identify what property and records it concerns. A reader may need the provider to explain a referenced document or how a finding relates to the transaction. The document reference and the explanation of its significance are different kinds of information.
A revised search result or additional record should be distinguishable from an earlier version. That distinction matters when several participants have copies of material from different stages of the transaction.
Research Is Not a Physical Inspection
A title search and a building inspection ask different questions. A report about recorded property interests does not describe the condition of a roof, and a photograph of a building does not explain the title records. Their findings belong to different professional conversations.
Title-document preparation creates particular documents. Research examines records. Escrow account services perform a holding role, while closing coordination organizes completion communications.
Practical Enquiry Questions
Identify the property and the reason for the research enquiry. Ask what the resulting report covers, how referenced records are explained and which provider handles follow-up questions. If another participant supplied the report, clarify who performed the research.
Common Questions
Is a search the same as title-document preparation?
No. Research and document creation have different outputs.
Does a property photograph explain title?
No. The search concerns recorded information associated with the property.
Who offers title research?
Explore title companies. An escrow provider may coordinate a separate research service where that is part of its transaction work.