Title Search: Why You Need It and How It Works

This post was originally published on July 13, 2022, and has been updated for accuracy, comprehensiveness, and freshness on March 13, 2026.

Finding the perfect home for your family can feel like a dream come true. Buying it, however, might present a very different experience, especially in the current market. Will you be outbid? If so, can you bid higher? This, most likely, will be the largest purchase of your life, and you’ll want to make sure every detail is attended to.

One of the most important steps is a title search, which helps you ensure you know what you’re buying.

Read on to learn more about how to do a title search and what to expect during this process.

What is a title search?

A title search is a review of documents available to the public to see the legal status of that property. This includes confirming legal ownership and identifying any financial or legal claims against the property.

For example, if there’s an easement on the property or a creditor has a judgment lien against the property, the title search should show you. In rare cases, the title search could even reveal that the person who’s trying to sell you the property might not even legally own it. 

Any of these discoveries may change your mind about purchasing the property. Or it might convince you to adjust the purchase price. Title searches might reveal issues with the title that have to be resolved before the property can be transferred to you, which might affect your closing date.

Why should you perform a title search?

Generally, any potential buyer of real estate should do a title search before closing on a home purchase agreement. It's typically only okay to skip a property title search in situations where you already have first-hand knowledge of the property. If you want to obtain title insurance, which is required by mortgage companies, then you must get a title opinion by a lawyer.

A title search is important because it helps you know exactly what you’re getting with the property. For instance, a neighbor might have the right to use part of your driveway, or there could be a restrictive covenant that prevents you from using your home as a temporary rental property.

In more extreme cases, a title search ensures you don’t get ripped off or find yourself in a nasty legal battle. This might happen if someone else claims they’re the rightful owner of the property or there’s a lien on the property, and you’re now responsible for paying the debt associated with that property lien.

How do I get a title search?

During a home purchase, the buyer usually chooses the title search company and pays the associated fees. The title search is a key protection for buyers; LegalShield members can connect with a lawyer that can help you review your title. The title company that is conducting your title search has its own lawyer who will do the search and write a title opinion. The lawyer does not represent you – he or she represents the title company. You will be given the opinion and asked to review it.

Title searches are complicated processes. While you might think you can do it yourself, it’s best to get assistance from a title search company. If you are not using a title company for your closing, you can hire your own lawyer to do a title search. Homes are much too important to cut corners.

Consult with a lawyer experienced in real estate

Property might be the biggest purchase you make: this is where LegalShield comes in. You can speak to a lawyer who can advise you on issues connected with title searches and the other intricacies of real estate sales. With LegalShield, you can get your documents reviewed and questions answered for a low monthly fee.

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How long does a title search take?

The exact time varies, but you should expect a title search to take up to two weeks, but it may take longer if your real estate deal involves complex paperwork, property with a complex history, or if the entities involved in the search process are overloaded with requests.

How much does a title search cost?

Title searches often cost up to a few hundred dollars, with the exact amount varying based on the location of the property and the difficulty in completing the search.

Let LegalShield review your title search

Do you need help reviewing documents? Or want legal advice for a real estate transaction you are interested in? Check out LegalShield personal legal plans to learn how you can have access to experienced lawyers with a subscription plan that works for you.

Frequently asked questions

Who conducts the home title search?

While you can conduct your own title search, it's most common to outsource this to a lawyer or a title search company since they have the resources to speed up the process and knowledge about what to look for. Also, if you want title insurance, you will need a formal title opinion from a lawyer.

Can I run a title search myself?

It’s possible to run a title search yourself, but you may not be able to complete one as thoroughly or efficiently as a professional can.

What is involved in a title search?

A title search involves examining tax, property, and legal records (and figuring out where to find those records), then interpreting those documents to identify potential issues that could affect a real estate transaction.

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