Understanding the Title Search Process Before Closing 

What is a title search? 

A title search is one of the most important steps in any real estate transaction. Before a property can be bought, sold, or refinanced, a title company researches public records to verify legal ownership and identify any issues that could affect the transfer of ownership.

At Surety, our experienced title professionals conduct thorough title searches for residential, commercial, foreclosure, and investment properties throughout New Jersey, Pennsylvania, South Jersey, the Jersey Shore, the Greater Philadelphia area, and nationwide.

Why Is a Title Search Important? 

A title search helps ensure that a property can legally be transferred to a new owner without unexpected issues.

Without a thorough title search, buyers could unknowingly inherit financial obligations, ownership disputes, or legal claims tied to the property.

The goal is simple: identify potential problems before closing so they can be resolved early and help keep your transaction on schedule.

How Does a Title Search Work?

Every transaction is unique, but most title searches follow the same general process.

Step 1: Review Public Records

Our title professionals begin by researching public records related to the property.

This includes reviewing:

  • Deeds
  • Mortgages
  • Property tax records
  • Court filings
  • Easements
  • Judgments
  • Recorded liens
  • Municipal records

These records help establish the property's ownership history.

Step 2: Verify Legal Ownership

Next, we confirm that the current seller has the legal right to transfer ownership.

This includes reviewing the property's chain of title to identify any ownership gaps or inconsistencies that may require further investigation.

Step 3: Search for Title Issues

During the title search, we look for issues that could affect ownership or delay closing.

Common title concerns include:

  • Outstanding mortgages
  • Tax liens
  • Judgment liens
  • Unreleased liens
  • Recording errors
  • Unknown heirs
  • Probate matters
  • Easements
  • Boundary disputes
  • Fraud or forged documents

Many of these issues can be resolved before closing with the proper documentation and coordination.

Step 4: Resolve Title Issues

If any concerns are discovered, our team works proactively to help resolve them before closing.

Depending on the issue, this may involve:

  • Obtaining lien releases
  • Correcting recording errors
  • Clearing ownership discrepancies
  • Coordinating with attorneys
  • Working with lenders
  • Gathering additional legal documentation

Resolving title issues early helps reduce the risk of delays later in the transaction.

Step 5: Issue Title Commitment

Once the title search is complete and any necessary issues have been addressed, a title commitment is prepared.

The title commitment outlines the conditions under which title insurance can be issued and identifies any items that must be addressed before closing.

Step 6: Prepare for Closing

After title work is complete, the settlement process moves forward.

Our team coordinates with buyers, sellers, real estate agents, lenders, and attorneys to prepare for a smooth closing.