The starting point
A title search examines records relevant to ownership and claims affecting a property. You can gather preliminary documents yourself, but interpreting the chain and resolving issues for a transaction calls for the appropriate title professional or attorney.
Three different jobs
- 01Records → evidence
- 02Title search → review
- 03Insurance → policy terms
Your research, step by step
Gather the property identifiers
Save the parcel ID, legal description, seller details and recent deed reference. Keep listing information separate from recorded evidence.
Keep: A starting document pack for the closing team.
Ask what the search includes
Discuss jurisdiction, search period, document types and any exclusions with the provider. Ask how unresolved items will be communicated.
Keep: The service scope in writing.
Read the findings with your closing team
Ask which items require action before closing and which may remain as exceptions. Do not interpret unfamiliar language by guessing from a web definition.
Keep: An explained list of requirements and exceptions.
Understand the separate insurance decision
Ask about lender and owner policies, costs, exclusions and who is protected. Compare services using the disclosures and quotes you receive.
Keep: Written answers and policy details.
Read the evidence carefully
| Item | Purpose | Keep separate |
|---|---|---|
| Deed copy | A particular recorded instrument | Interpretation of all title issues |
| Title search | Review of relevant records within its scope | Insurance against every possible issue |
| Title commitment | Proposed policy requirements and exceptions | An unconditional promise about the property |
| Title insurance | Protection defined by the policy | A physical condition warranty |
Questions people ask
Can I do a title search myself?
You can research available records. Whether that is adequate for your transaction is a separate question; ask your lender and closing professional about their requirements.
How much does a title search cost?
The provider, jurisdiction and transaction affect the quote. Ask what services are included and compare itemized costs rather than relying on a national headline price.
Does the lender’s policy protect me?
Ask the closing professional to explain the differences between lender and owner coverage and the terms of any proposed policy.
Checking a specific home?
Get a pre-offer property check: we match the parcel, pull the recorded ownership, liens, permits and flood zone, flag what is missing and list the questions to ask before you commit.
- Parcel & owner of record matched
- Liens, permits & flood zone in one place
- Gaps turned into questions for your team
Sources & method
Start with the responsible local office. These official resources explain the record types and examples used here; availability varies by jurisdiction. This is editorial research, not a property-specific finding.
- CFPB: title insurance and closing services
- CFPB: closing on your home
- NYC Department of Finance: ACRIS
Reviewed September 25, 2026 by the PropertyDataCheck editorial team. Corrections: info@propertydatacheck.com. How we research and update guides.