When buying property, a thorough title search is essential to avoid hidden risks like liens or lawsuits. It’s crucial to work with a reputable title company or attorney who ensures a deep and accurate search. A strong title partner offers local expertise, transparency, and comprehensive title insurance. Don’t cut corners by choosing the cheapest or quickest option—protect your investment by selecting a trusted professional who will safeguard your ownership rights and financial future.
So, Who Performs a Title Search?
Let’s not overcomplicate it. A title search is usually handled by:
- Title companies
- Real estate attorneys
- Escrow officers
- Sometimes lenders (but rarely solely responsible)
But here’s the kicker—you can’t just assume they’ll get it right. Just because someone “can” do a title search doesn’t mean they will do it well. And if you’re working with a title company who’s rushing files through like fast food? You’re gambling your investment on someone else’s paperwork speed.
Here’s what a solid title search includes:
- Tracing ownership history back at least 30–50 years (aka the “chain of title”)
- Checking for liens, unpaid taxes, lawsuits, easements, or pending court issues
- Making sure everything legally clears before money ever exchanges hands
If your guy isn’t doing all that? Time to find someone who will.
Why the Right Title Partner Is EVERYTHING
I’m not exaggerating. Picking the wrong title service provider can cost you way more than their $1,200 fee.
Here’s where most people go wrong:
- They let the buyer or seller choose the title company without verifying their reputation
- They assume their real estate agent “has it covered”
- They pick the cheapest option or whatever’s fastest
I get it. You want speed, simplicity, and less paperwork. But choosing a pro who does title searches the right way? Non-negotiable. Make sure they:
- Have local experience in the exact market you’re buying in
- Provide title insurance (owner’s and lender’s)
- Pull actual document copies not just summaries
- Report findings clearly
- Offer full transparency on their process, costs, and turnaround time
For investors and homebuyers alike, protecting yourself by choosing the right title partner means less risk, better peace of mind, and set-up for actual wealth—not just debt wrapped in brick.
What Red Flags Should You Watch Out For?
Easy—just ask questions. And if they fumble the answers? Move on. Here’s the 5-question test I give every title service provider before I trust them to do a title search:
- How many years have you been doing title work in this county?
- What does your standard title search include?
- Can I speak directly to the person running my search?
- How quickly can you turn around a full title review?
- Do you flag any red flags or just report findings?
If they can’t answer that fast, confidently, and clearly? They’re not your team.
The Difference Between Good and Great Title Pros
| Feature | Average Title Company | Great Title Partner |
|---|---|---|
| Speed | 3-4 weeks (if you’re lucky) | 5-7 business days |
| Communication | Generic email updates | Real-time updates + direct access |
| Local Market Knowledge | Works in multiple states remotely | Highly specialized in your city/county |
| Error Rate | Missing small liens + restrictions | Comprehensive with cross-checks |
| Title Insurance Handling | Offers only basic coverage | Advises on added protections |
That’s the difference between a transaction and peace of mind. At reAlpha, we’re obsessed with the details in real estate investing. We don’t just talk about protection—we practice it. We’ve seen the financial fallout when founders or families get burned by sketchy title outcomes. That’s why we help guide serious investors toward proven pros who take this seriously. The goal: protect yourself by choosing the right title partner who doesn’t leave your future up to hope or a spreadsheet with errors.
FAQs
What is a title search and why do I need one?
A title search checks if the property legally belongs to the seller and makes sure there are no legal issues (like liens, unpaid tax bills, or lawsuits) that could cost you money or headache later.
Is a title company the same as a title insurance company?
Most title companies offer both the search and the insurance. But not all title companies are created equal—some barely search; others go deep.
Can I choose my own title company?
YES. Never let the other party choose without your input. You want someone who works for you—not the seller.
Do I really need title insurance?
If you like protecting your money? Yep. Without it, you’re stuck paying for problems that pop up later—including ones the title search might miss.
What’s a title partner VS a title company?
Your title partner is someone you trust with your contracts, closings, and due diligence. A title company? Just a vendor unless they prove otherwise.
Conclusion
a thorough title search is vital when purchasing property to protect against hidden legal issues. Working with a reputable title company or attorney ensures a comprehensive and accurate search, safeguarding your investment. Choosing the right title partner, with local expertise and transparency, is essential for long-term peace of mind and financial security. Don’t risk your investment by cutting corners—always prioritize quality and reliability in your title services.