A title search ensures the property you’re buying is free from hidden liens or legal issues. It’s typically handled by a title company or a real estate attorney, depending on your state and deal complexity. To protect your investment and avoid costly surprises, always work with a reputable title company or attorney who thoroughly checks ownership records and explains potential red flags clearly. Don’t skip this step—it’s your deal’s safety net.
Why does a title search even matter?
Every piece of real estate has a history. Buyers come and go… but paperwork? That sticks. A title search is all about making sure the person selling the property really owns it—free and clear. No legal drama. No skeletons in the real estate closet.
If a previous owner had unpaid taxes or if there’s a lien from a contractor who never got paid—that stuff stays attached to the property. It doesn’t vanish just because you bought it. That’s why title searches exist. They protect your money, your time, and your sanity.
So, who performs a title search?
Usually, you’re looking at two real options: a title company or a real estate attorney.
Most times, it’s the title company—they specialize in digging through public records, verifying ownership, checking for liens, and more. Think of them like your property background check pros. They do this all day, every day.
Attorneys, on the other hand, get involved more in states where the rules say they have to, or if there’s a complex deal with lots of moving parts.
Here’s the quick and dirty:
| Title Company | Real Estate Attorney |
|---|---|
| Handles most standard transactions Experienced with local rules & regulations Offers title insurance Faster turnaround |
Required in states like NY, GA, SC, and others Necessary for legal-heavy transactions Better if dealing with foreclosures, estates, or disputes May cost more but includes legal opinions |
How do I choose the right pro for the job?
This is where most people stop doing their homework. Don’t just Google “who performs a title search” and pick the first result. You need to know who’s on your side and whether they’re good at their job.
If I go with a title company, I’m asking:
- Are they local? (they’ll know your area’s county quirks)
- How long have they been doing this?
- Can they give me a full sample report?
- Do they explain the red flags in normal-person English?
- Are they licensed to offer title insurance too?
If I hire a real estate attorney, I want to know:
- What kind of deals do they usually handle? Homes? Multifamily units? Commercial?
- Will they personally run the title search or outsource it?
- Do they know what’s required in my state?
- Are they good at negotiating or fighting title disputes?
Let’s get into examples—real talk
I had a buddy trying to close on a duplex in Cleveland. Looked legit. The seller had all the paperwork. But when the title company ran the search, boom—a $14K lien from a roofing contractor who never got paid. Seller “forgot” about it.
Without that title search? My friend would’ve taken that property and also inherited the debt. That’s why you don’t gamble here. You check everything. Twice.
Keep an eye out for these red flags
- They say “Don’t worry about it…” (Big red flag)
- No upfront quote or contract terms
- They rush you to sign documents
- Can’t explain basic terms without jargon
- Don’t offer title insurance
Play it smart—your future self will thank you
Look, property is no joke. A title search is your last line of defense before closing the deal. Doesn’t matter if it’s your first home, your fifth rental, or a flip—you NEED to know who performs a title search and that they don’t miss anything.
FAQs
1. Can I perform a title search myself?
Technically, yes. But should you? Probably not. You’d need to access a bunch of public records, know what to look for, and understand the legal stuff. One missed lien and you’re stuck holding the bag. Just hire someone legit—it’s worth it.
2. How long does a title search take?
Usually 1-2 weeks depending on your location and the complexity of the property. Some cities or counties move slow, especially if data is still on paper. A good title company or attorney will give you an estimate upfront.
3. How much does a title search cost?
Anywhere from $150 to $500—or more if it includes title insurance or legal services. If you’re paying more than that, they should be giving you top-tier service. Ask them what’s included before you sign anything.
4. Is a lawyer-required in all states?
Nope. Only in states like South Carolina, Massachusetts, Georgia, and New York. Even then, it depends what part of the transaction they need to approve or be part of. Check your state laws or ask your real estate agent.
5. What’s the difference between a title search and a title insurance policy?
Title search is the investigation—finding problems. Title insurance is the backup—protecting you if someone finds those problems after you close. You want both. The search to catch junk ahead of time. The insurance in case something slips through later.
We’ve got a lot more smart real estate stuff stacked up at the realpha blogs. All no-bs advice from people who’ve done the deals and seen what goes wrong when you skip this.
Handled right, this is the piece that keeps your investment safe. Who performs a title search matters more than most people think—get a pro and sleep better at night.
Bottom line: Picking the right pro
If your deal is clean-cut and straightforward? A reputable title company’s going to do great. They’re fast, efficient, and less expensive.
But if your deal is messy—something like foreclosures, inherited properties, or out-of-state sellers—you want a real estate attorney in your corner.
Either way, you want someone who treats your deal like a mission, not just paperwork. Someone who’s not afraid to poke around and get answers.
That’s why you’ve got to work with pros who know what they’re doing—who perform a title search and don’t mess it up.
Go check out some heavy tips on real estate moves over at the realpha blog. Don’t just guess your way through this.