Free Guide to Understanding the Title Process

What the Title Process Is and Why It Matters

The title process is the set of steps that happen when someone buys or sells a property. A title is a legal document that proves who owns real estate. Think of it like the deed to your house—it shows you have the right to live there, sell it, or rent it out. The title process involves checking that the person selling the property actually owns it, finding out if anyone else has claims on the property (like a bank that gave a mortgage), and making sure all the paperwork is correct before the sale closes.

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Understanding how the title process works helps you know what to expect when you buy or sell property. According to the National Association of Realtors, about 5.8 million homes were sold in the United States in 2023. Each one of these sales went through a title process. Whether you are buying your first home, selling a rental property, or inheriting land, knowing the basics of how titles work protects you from surprises and delays.

The title process typically takes 30 to 45 days from the time you make an offer to when you close on the property. During this time, many people are working behind the scenes—title companies, attorneys, lenders, and inspectors—to make sure everything is correct. If problems arise, the process can take longer. For example, if there is a lien on the property (a legal claim by someone who is owed money), that lien must be resolved before you can take ownership.

Different states have different rules about how the title process works. In some states, attorneys are involved in every real estate transaction. In other states, title companies handle most of the work. Understanding your state's process will help you know who to contact with questions and what documents you will see.

Practical Takeaway: Before you buy or sell, learn whether your state uses attorneys or title companies to handle the closing process. Call your local bar association or real estate board to find out what is standard in your area.

How Title Searches Work

A title search is when someone looks through public records to find out the complete history of who owned a property. Title companies or attorneys perform these searches to make sure the person selling the property has the legal right to sell it. The search looks at deeds, mortgages, tax records, court judgments, and other documents filed with the county or local government office that keeps land records.

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The process starts in the county recorder's office, which is usually located in the county courthouse or a nearby government building. This office keeps copies of every deed, mortgage, lien, and other document related to property in that county. A title professional will request documents going back many years—sometimes 40 to 50 years or more—to trace the chain of ownership. They are looking to answer these key questions: Who owned the property in the past? Did each owner have the legal right to sell it? Are there any liens, judgments, or other claims against the property?

According to the American Land Title Association, title defects are found in about 1 in 4 property transactions. These defects can include forged documents, unpaid property taxes, judgment liens from old lawsuits, or even undisclosed heirs claiming ownership. When a defect is found, it must be fixed before the sale can close. This might mean paying off a lien, getting a deed from an unknown heir, or filing paperwork to remove an incorrect claim.

The title search report lists everything the title professional found. If the property has a clear title, the report will say so. If there are problems, the report will describe each one. You will have the chance to review this report and ask questions about anything that concerns you. Some problems can be fixed quickly. Others might require legal work and take more time.

Title searches can now be done much faster than in the past because many county records are available online. However, older records may only exist on paper, and a title professional may need to visit the courthouse in person to find them. In rural areas or counties with older record-keeping systems, searches can take longer.

Practical Takeaway: Ask the title company or attorney when the title search will be complete. Request a copy of the title report as soon as it is ready so you have time to review it and ask questions about any issues that are found.

Understanding Title Insurance and What It Protects

Title insurance is a form of protection you can purchase that covers you if someone later claims they own the property or have a right to it. There are two types of title insurance: lender's title insurance and owner's title insurance. Lender's title insurance protects the bank or mortgage lender. Owner's title insurance protects you, the person buying the property.

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Title insurance works differently than other types of insurance. You pay a one-time fee at closing, not an annual premium. That single payment covers you for as long as you own the property. According to the American Land Title Association, title insurance costs between $500 and $3,500 depending on the price of the property and your location. In many states, sellers pay for the lender's title insurance, and buyers pay for owner's title insurance, but these rules vary by state.

Title insurance covers many types of problems that might not have been found during the title search. For example, suppose 20 years ago someone forged the signature of a previous owner on a deed. The title search might not find this forgery. Years later, the real owner's heir shows up and claims the property is theirs. If you have owner's title insurance, the insurance company will pay for an attorney to defend your ownership, or they will pay the cost to settle the claim. Without title insurance, you would have to pay for this defense yourself, which could cost tens of thousands of dollars.

Title insurance also covers problems like incorrect legal descriptions of the property, missing heirs who claim ownership, mistakes in recording documents, and fraud. However, title insurance does not cover problems that showed up in the title search before you bought the property. That is why it is important to make sure all problems found in the search are fixed before you close.

Not all states require owner's title insurance, but most lenders require lender's title insurance as a condition of giving you a mortgage. Many real estate professionals recommend getting both types of insurance, even if it is not required, because the extra protection is worth the cost.

Practical Takeaway: When you get your title report, ask the title company to explain what is and is not covered by the title insurance policy they are offering. Compare the cost of the insurance to the value of the property—for most people, title insurance is a good investment.

Common Title Problems and How They Get Resolved

Several types of problems appear regularly during the title process. Knowing what these problems are and how they are typically solved can help you understand what happens if your purchase or sale runs into delays. One of the most common problems is an unpaid lien. A lien is a legal claim that someone can place on property if they are owed money. For example, if a contractor did work on the house and was never paid, they might file a mechanic's lien. If the property owner did not pay property taxes, the county might file a tax lien. These liens must be paid off before the sale can close, usually from the seller's proceeds.

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Another frequent problem is a missing deed or broken chain of ownership. This happens when a document from years ago cannot be found. For example, if a property was inherited and no deed was ever recorded, or if a deed from the 1970s is missing from the county records, this creates a gap in the ownership history. To fix this, an attorney might need to file a quiet title action, which is a court case that establishes who the real owner is. This process can add weeks to the timeline.

Boundary disputes are another issue that comes up. If two neighbors disagree about where the property line is, or if old surveys show different boundaries than new ones, this must be resolved. The typical solution is to hire a surveyor to determine the correct boundaries. A survey costs $300 to $1,000 and takes a few weeks. If a survey shows that a building or fence is on the wrong side of the property line, this becomes more complicated and may require legal agreements or adjustments to the sale price.

Undisclosed heirs can also create problems. If the person selling the property inherited it but did not properly record the inheritance, or if there are multiple heirs who have a claim to the property, all heirs must agree to the sale. Getting signatures from all heirs can take time, especially if some live out of state or are