Buying a property without verifying its title is like buying a car without checking if it has a salvage title—you might end up with something you can't legally own. A title search is a review of public records to confirm a property's legal ownership and identify any claims, liens, or other issues attached to it. While most buyers rely on title companies, much of this research can be done independently using publicly recorded documents. This guide walks you through the process, highlights common pitfalls, and tells you when to call in a professional.
Which of the following is a common mistake made during a DIY title search?
Select one answer.
What you need before you start
Before you dive into county records, gather the essentials. Most searches require only an address, owner name, or parcel number. You'll also want the property's legal description—the formal written description of the land's boundaries—which you can usually find on the current deed or tax record. Having these three pieces of information will make your search far more efficient.
Step 1: Identify the right county office
Property records are kept at the county level, so your first task is to identify the municipality that keeps property records for the address in question. In most counties, this is the county clerk's office or the registrar of deeds. Determine whether property records are available online—many counties now offer free online databases where you can search by address, owner name, or parcel number. If not, you'll need to visit the office in person during business hours.
Step 2: Pull the current deed and trace the chain of title
The heart of a title search is establishing the chain of title—the history of ownership from one owner to the next. Start by examining the most recent recorded deed. Note the current owner's name, the transfer date, the grantor (seller), the grantee (buyer), and the recording number. Then, work backward: find the deed that transferred the property to the grantor, and continue until you've traced the chain back at least 30 to 50 years. This is where many DIY searches fail—failing to trace the full chain of title is one of the most common errors.
Step 3: Look for liens, encumbrances, and easements
Liens are the most common issue found in title searches. They can stem from unpaid property taxes, contractor bills (mechanics' liens), or court judgments. A lien attaches to the property, not the person, so if you buy a property with a hidden lien, you could be on the hook for the debt. Also check for easements—rights that allow others to use part of your property—and any restrictions on how the property can be used. These are often recorded separately from deeds, so search the county's lien and judgment indexes as well.
Step 4: Review for errors and red flags
Public records are not infallible. Clerical errors, such as misspelling the seller's name or entering the address incorrectly, can cause delays or even invalidate a deed. Look for inconsistencies in names, legal descriptions, and signatures. Also watch for illegal deeds—for example, a deed signed by a minor or someone of unsound mind—and missing heirs, which can occur when a property owner dies without a will and the heirs are unknown. These issues can cloud the title and affect your ability to sell later.
Common DIY mistakes to avoid
- Failing to trace the full chain of title – Skipping generations of ownership can miss a critical defect.
- Overlooking smaller lien filings – A small unpaid trash bill can become a lien that follows the property.
- Confusing a mortgage release with an active mortgage – A release must be recorded; if it isn't, the lien may still be active.
- Not checking for easements – An unrecorded easement can limit your use of the property.
- Relying solely on online records – Some documents may only be available in the courthouse, especially older ones.
When to call a professional
A DIY title search can be a great first step, but it has limits. If you're buying a property with a complex history, mineral rights, or any red flags, a professional title abstractor can provide a more thorough examination. Professionals have access to specialized databases and years of experience spotting issues that amateurs miss. In many cases, the cost of a professional search—typically between $75 and $250 for residential properties—is a small price for peace of mind.
Quiz: Test your knowledge
Which of the following is a common mistake made during a DIY title search?
- A) Tracing the full chain of title back 30 years
- B) Overlooking smaller lien filings
- C) Checking for easements
Correct answer: B) Overlooking smaller lien filings. According to PropertyShark, overlooking smaller lien filings is one of the most common errors in DIY title searches.
How the Featured Expert Can Help
If you're buying property in Southwest Virginia or need a thorough title examination, Hazelwood & Associates, LLC offers owner-operated title abstracting and mineral search services. With over 14 years of experience and a BBB A+ rating, they provide document retrieval and comprehensive title examinations for residential and commercial clients, ensuring clear ownership and peace of mind.