Title Search and Title Insurance

Introduction to Title Searches and Title Insurance

A title search and title insurance are critical steps in the real estate closing process. They help ensure a smooth transaction free of unexpected legal or financial issues.

A title search, often referred to as a title examination, is a detailed review of the property’s title records. It analyzes the chronological history of ownership, transfers, liens, and encumbrances tied to the property going back a specified number of years, often 30 years or more. This allows the closing company and buyer to confirm the seller has full legal rights to sell the property and that the title being transferred is clear of any claims, unpaid debts, or other complications.

Title insurance provides the buyer with a policy that financially protects them from title defects uncovered after closing. It covers legal expenses if issues do come up and compensates for losses related to rightful ownership. Common problems covered include previously undisclosed heirs claiming ownership, mistakes made in public records, forgery of documents, and other undiscovered liens or encumbrances.

Together, a title search and title insurance give homebuyers confidence they are receiving clear title to the property free of any “clouds” or defects, while also having insurance to financially cover them if anything was missed during the search process. This protection is essential for significant real estate investments. Also, check outĀ the fullĀ Escrow Process When Selling a Home in Richmond, VA, Opening Escrow, Home Inspections and Repairs, Importance of Appraisals, and Real Estate Contingencies.

What is a Title Search?

A title search is a detailed examination of the public records pertaining to a property’s title. It is performed by a title company, usually on behalf of the lender, as part of the process of obtaining title insurance prior to closing on a real estate transaction.

The purpose of the title search is to identify any issues that could affect the property’s title or the new owner’s rights to the property. The title company will review various public records, including:

  • County property and land records
  • Tax records
  • Court judgments
  • Probate records
  • Bankruptcy filings
  • Survey maps and condo/HOA documents

The search determines if there are any problems or defects with the title such as:

  • Liens (e.g. mechanic’s liens, judgements, tax liens)
  • Easements or right of ways
  • Unpaid mortgages
  • Probate interests
  • Fraudulent documents
  • Boundary or survey disputes
  • Missing heirs
  • Zoning or deed restrictions

The search essentially verifies the seller is the true owner of the property and that the title can legally be transferred to the buyer free of defects and encumbrances. This protects the buyer’s investment and provides peace of mind that there won’t be future claims against the property.

Types of Title Issues

When conducting a title search, the title company will investigate the property’s records to identify any potential title issues. There are several common types of problems that could be uncovered:


A lien is a legal claim against the property by a creditor. Common liens include:

  • Mortgages – The mortgage lender has a lien on the property until the loan is paid off. Any existing mortgages must be paid and released before closing.
  • Mechanic’s liens – A contractor or supplier who has not been fully paid can file a mechanic’s lien on the property. This must be resolved before transfer.
  • Tax liens – Unpaid property taxes result in a tax lien. The taxes owed must be paid and the lien removed prior to closing.

Easements and Encroachments

An easement gives someone the right to use part of the property for a stated purpose, like a utility easement. An encroachment is when a structure improperly extends onto another property or easement. These issues can affect the title and property value.

Fraudulent Deeds

In rare cases, a deed in the property’s records may be forged or fraudulent. This could allow an invalid transfer of ownership.

Errors in Public Records

Mistakes in property records, like an inaccurate legal description, can make the title unmarketable. These clerical errors need correction.

Missing Heirs

When a property owner dies, all heirs must be located to confirm they are transferring full title rights. Long lost or unknown heirs could emerge with a claim to the property.

Thorough title research identifies any of these title defects so they can be addressed prior to transfer of ownership. This protects the buyer from inheriting undisclosed problems.

Role of Title Insurance

Title insurance plays a critical role in real estate transactions by protecting homebuyers and mortgage lenders against losses from defects in the property’s title that weren’t discovered during the title search process. There are two main types of title insurance policies – a lender’s policy and an owner’s policy.

Lender’s Policy

The lender’s policy only insures the mortgage lender against title defects. It protects their financial interest in the property should issues like undisclosed liens, forged documents, missing heirs, or other problems with the title arise. Lenders almost always require this policy when financing the purchase of a home.

Owner’s Policy

The owner’s policy provides insurance directly to the homebuyer, protecting their ownership claim to the property. It covers losses the new owner would suffer if a covered title issue surfaced. An owner’s policy is optional but highly recommended, as it continues to protect the homebuyer even after the mortgage has been paid off.

The main difference between the two policies is who they insure – the lender or the owner. Owner’s policies also tend to provide broader coverage and higher payout limits than lender’s policies.

Title insurance companies play a key role by researching and examining the home’s title history to assess the risk level. They identify defects that could allow future claims, such as easements, unpaid taxes, pending legal action, unclear property boundaries, and more. The title company then issues an insurance policy that protects against covered defects. This gives homebuyers and lenders the assurance that the title is clear, or they will be compensated for losses up to the policy limits if it’s later proven defective.

Importance in Real Estate Transactions

Conducting a title search and obtaining title insurance is critically important in real estate transactions, as it provides protection for both the buyer and their lender. Without it, the closing process can be delayed, fall through entirely, or result in costly legal issues down the road.

There are several key reasons why title work is so essential:

  • Provides Critical Protection for Buyers and Lenders – Having title insurance protects the buyer’s ownership claim to the property. It covers legal fees if ownership is challenged. Title insurance also shields the buyer’s lender, ensuring their interest in the property as collateral for the mortgage loan.
  • Can Prevent Closing Delays or Sales Falling Through – If a title search uncovers issues like liens, pending judgments, easements or other encumbrances, these can freeze a closing until they are resolved. Title insurance covers related legal fees. Without fixing title problems in advance, the sale could completely fall through.
  • Peace of Mind in Knowing Title is Clear – Perhaps most importantly, title searches and insurance provide confidence in the validity of title and the wisdom of the transaction. Buyers can rest assured there are no “deal-killing” title defects, and lenders know their collateral is secure. This peace of mind is invaluable.


Overall, title searches and insurance are a fundamental component of real estate deals. They provide critical risk protection and prevent major headaches by surfacing any title issues early. For both buyers and sellers, they are an investment well worth making. If you have questions, reach out to RVA Home Buyers.

Give Us a Call Today at (804) 420-8515

RVA Home Buyers Video
Get More Real Estate Market Info... Subscribe Below!

Learn more about us and find other resources on selling your house below. Like us, follow us, connect!

Leave a Reply

Your email address will not be published. Required fields are marked *

Call Us!
(804) 420-8515