Definition
A title search is a detailed review of public records conducted to confirm exactly who legally owns a property and what claims, if any, exist against it. It looks for mortgages, tax liens, judgments, easements and gaps in the chain of ownership history. The results tell both the buyer and the title insurance company whether the sale can close cleanly or whether something needs to be resolved first. For a homeowner, a title search is largely out of your hands — the title company runs it — but the outcome directly affects your timeline and how much of your proceeds get used to clear old debts. Surprises are common, especially on inherited or long-held properties, so it helps to expect the process to take a little digging. Once any issues are cleared, the search clears the path for a smooth, insurable closing.
Example
When Teresa's title search came back on the house she inherited from her mother in Sacramento, it showed the deed was still recorded entirely in her late mother's name, with no update reflecting Teresa's inheritance. Teresa worried this meant she couldn't legally sell the property at all, or that she'd need to go to court to sort it out. Instead, the title company worked with the probate documents Teresa had already obtained through the county court, which named her as the estate's personal representative. Using those documents along with a recorded affidavit, the title company established that Teresa legally represented the estate. That allowed her $245,000 sale to move forward without a lawsuit or any further delay, closing about three weeks after the paperwork was finalized.