{"id":6043,"date":"2024-09-03T16:58:32","date_gmt":"2024-09-03T16:58:32","guid":{"rendered":"https:\/\/propertyonion.com\/education\/?p=6043"},"modified":"2026-03-17T19:40:41","modified_gmt":"2026-03-17T23:40:41","slug":"common-title-search-mistakes-and-how-to-avoid-them","status":"publish","type":"post","link":"https:\/\/propertyonion.com\/education\/common-title-search-mistakes-and-how-to-avoid-them\/","title":{"rendered":"Common Title Search Mistakes and How to Avoid Them"},"content":{"rendered":"<div style=\"background-color:#f4f4f4; border-left:4px solid #aaaaaa; border-radius:4px; padding:8px 14px; margin:0 0 24px 0; font-family:Arial, sans-serif; font-size:13px; color:#666666;\"><strong>Updated:<\/strong> March 16, 2026<\/div>\n\n<p>So, you\u2019re interested in a property and ready to make an offer. What do you need to know about <a href=\"https:\/\/propertyonion.com\/education\/title-seach-walkthrough\/\" target=\"_blank\">the title search process<\/a> and this piece of real estate to ensure the results you want?&nbsp;<\/p>\n\n\n\n<p>In this article, we will discuss what you need to know and, most importantly, what&nbsp;<strong>title search mistakes to avoid.<\/strong><\/p>\n\n\n\n<p>If you haven\u2019t had a chance yet, check out&nbsp;<a href=\"https:\/\/propertyonion.com\/titlecheck\/why-our-search\" target=\"_blank\">our free and subscription title search options<\/a>.<\/p>\n\n\n\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_82_2 ez-toc-wrap-left counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">In this Article:<\/p>\n<span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/propertyonion.com\/education\/common-title-search-mistakes-and-how-to-avoid-them\/#The_Title_Search_Process\" >The Title Search Process<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/propertyonion.com\/education\/common-title-search-mistakes-and-how-to-avoid-them\/#Title_Search_Requirements\" >Title Search Requirements<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/propertyonion.com\/education\/common-title-search-mistakes-and-how-to-avoid-them\/#Title_Search_Mistakes_to_Avoid\" >Title Search Mistakes to Avoid<\/a><\/li><\/ul><\/nav><\/div>\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"The_Title_Search_Process\"><\/span><a><\/a>The Title Search Process<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>I can\u2019t emphasize enough&nbsp;the importance of doing a title search<a>&nbsp;<\/a>as a part of your real estate investment plan.&nbsp;<strong>If not properly done, you could lose a significant chunk of your investment and, even worse, have your ownership rights to the property jeopardized.<\/strong><\/p>\n\n\n\n<p>Let\u2019s keep that from happening! What are some benefits of utilizing one of the many title search companies out there?&nbsp;<\/p>\n\n\n\n<p>Many real estate firms or mortgage lenders will have recommendations. However, you can also find&nbsp;<a href=\"https:\/\/propertyonion.com\/titlecheck\/why-our-search\" target=\"_blank\">affordable title search options on our site here<\/a>.<\/p>\n\n\n\n<p>Primarily,&nbsp;a title search report&nbsp;will reveal financial rulings against a property or its owner that could affect you once you assume ownership. That is if you choose to do a full 30-to-50-year title search, including a municipal lien search. Although there is no 100% guarantee, a title search is highly recommended. Rulings found could be things like liens, property taxes, easements, and other debts.<\/p>\n\n\n\n<p>If you want a best-case scenario with your new property before purchasing, you\u2019ll want the title search report to specify free and clear property ownership.<\/p>\n\n\n\n<p>I\u2019m sure you\u2019re ready to get onto the new property and get started but do not rush this process, or some of the title search requirements may be overlooked.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Older homes might have more paperwork to review with their longer histories, keep this in mind if the process is taking longer than expected.<\/p>\n<\/blockquote>\n\n\n\n<p>At PropertyOnion, we offer <a href=\"https:\/\/propertyonion.com\/education\/full-30-year-title-search-vs-o-e-report-whats-the-difference\/\" target=\"_blank\">Ownership &amp; Encumbrance Reports<\/a>. Each report includes but is not limited to:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Deed Information<\/li>\n\n\n\n<li><a href=\"https:\/\/propertyonion.com\/education\/florida-title-search-101-how-to-uncover-hidden-liens-encumbrances-and-red-flags-before-you-bid\/\" title=\"Florida Title Search 101: How to Uncover Hidden Liens, Encumbrances, and Red Flags Before You Bid\" target=\"_blank\" rel=\"noopener\" data-wpil-monitor-id=\"89836\">Chain of Title<\/a><\/li>\n\n\n\n<li>Open Mortgage Information<\/li>\n\n\n\n<li>Assignment of Mortgage Details<\/li>\n\n\n\n<li>Federal, State &amp; County Tax Liens<\/li>\n\n\n\n<li>Code Enforcement Liens<\/li>\n\n\n\n<li>Municipal and Special Assessment Liens<\/li>\n\n\n\n<li>Homeowner Association (HOA) Liens<\/li>\n\n\n\n<li>Condominium Association Liens<\/li>\n\n\n\n<li>Mechanics Liens<\/li>\n\n\n\n<li>Utility Liens<\/li>\n\n\n\n<li>Case Dockets<\/li>\n\n\n\n<li>Property Tax Information<\/li>\n<\/ul>\n\n\n\n<p>If you choose to use a professional service other than what we offer, you\u2019ll pay somewhere between $100 and $400, depending on the state. Although,<a>&nbsp;<\/a><a href=\"https:\/\/propertyonion.com\/titlecheck\/why-our-search\" target=\"_blank\">you can use our title search reports<\/a>&nbsp;as a subscription member for as low as $45. Our abstractors are experts in Florida foreclosures, having over 15 years of experience.<\/p>\n\n\n\n<p><strong>As for a timeline, depending on the age of the property,&nbsp;the search could take between one to two weeks&nbsp;or even as little as a few hours. It depends on what kind of report you order, what state and county the property is in, who is completing the search, and how much you pay.<\/strong><\/p>\n\n\n\n<p>Older homes might have more paperwork to review with their longer histories, keep this in mind if the process is taking longer than expected.&nbsp;You can also call or email whomever is completing your order to request an ETA before paying them. This way, you can plan a timeline.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><a><\/a>Title Insurance and How to Buy It<\/h3>\n\n\n\n<p>Certain types of properties bought under specific conditions may be eligible for title insurance. Never from a county <a href=\"https:\/\/propertyonion.com\/education\/florida-foreclosure-stats-late-2025-the-signal-smart-investors-should-be-tracking-in-2026\/\" title=\"Florida Foreclosure Stats Late 2025: The Signal Smart Investors Should be Tracking in 2026\" target=\"_blank\" rel=\"noopener\" data-wpil-monitor-id=\"89842\">foreclosure or tax deed auction<\/a>.  However, this is a topic worthy of its own article to fully explain when and how this is applicable.<\/p>\n\n\n\n<p>When applicable, this is usually available as a one-time purchase (typically 0.5%-1% of the property purchase price) that will protect your claim of property ownership.<\/p>\n\n\n\n<p>Title companies&nbsp;that may handle the search sometimes offer insurance policies that you can purchase alongside your existing service contract. Usually, you will find these policies with full-service title companies.<\/p>\n\n\n\n<p>Warranty deed&nbsp;is another option if you are buying from an owner. If you\u2019re dealing with an estate sale or auction, this may not be available.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>There may have been more than one survey done on your property.<\/p>\n<\/blockquote>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Title_Search_Requirements\"><\/span><a><\/a>Title Search Requirements<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>What\u2019s necessary for your title search will depend on the state where you are located. Some examples include:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Records searched<\/strong>: Official Record Index, Grantor Index, Grantee Index, Mortgager Index, Lessor Index, Miscellaneous Records Direct Index, Miscellaneous Records Reverse Index&nbsp;<\/li>\n\n\n\n<li><strong>Period of Search&nbsp;<\/strong><\/li>\n\n\n\n<li><strong>Offices Searched<\/strong>:&nbsp;Clerk of Court, County appraiser, County Tax Collector, Municipal offices, Utilities, and more<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><a><\/a>Title Search Checklist&nbsp;<\/h3>\n\n\n\n<p>Before we analyze the mistakes that you might encounter,&nbsp;let\u2019s take stock of what you need&nbsp;to be prepared.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Current owner\u2019s name (or names)<\/li>\n\n\n\n<li>The street address for the property<\/li>\n\n\n\n<li>The property\u2019s legal description<\/li>\n\n\n\n<li>Acquisition date by current owner (and possibly previous owners)<\/li>\n\n\n\n<li>Any title insurance information that you know of<\/li>\n\n\n\n<li>Whatever the required length of the title search is (this is dependent on state). For instance, this could be 30+ years.<\/li>\n<\/ul>\n\n\n\n<p>With your list in hand, let\u2019s go deeper into what you want to avoid.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Title_Search_Mistakes_to_Avoid\"><\/span><a><\/a>Title Search Mistakes to Avoid<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>There are several&nbsp;difficulties or errors you could encounter in your title search. So, take your time to make sure every record is addressed.&nbsp;<\/p>\n\n\n\n<p><strong>The biggest mistakes commonly found in this process fall into four main categories: multiple records, human errors, debts, and heirs.<\/strong><\/p>\n\n\n\n<p>Let\u2019s examine each category further, so you understand exactly what you need to be aware of.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><a><\/a>Multiple Records<\/h4>\n\n\n\n<p>There may have been more than one survey done on your property. With several different surveyors, there may also be discrepancies between the many existing documents. This could call into question the boundaries of your prospective property and potential easements.&nbsp;<\/p>\n\n\n\n<h4 class=\"wp-block-heading\">Human Errors<\/h4>\n\n\n\n<p>As the famous phrase goes, \u201cTo err is human.\u201d This applies to real estate records as well. Clerical errors do exist, and yes, they can affect your right to property ownership. Most of these errors are mis-indexing by the county on deeds or other financial record items that have been deeded to a person without including a spouse, or misspelled names.<\/p>\n\n\n\n<p>This category also includes the rare occurrences of&nbsp;forgery, fraud, and illegal deeds.&nbsp;It\u2019s possible for someone to impersonate an owner and claim the property as their own or falsify records.&nbsp;<\/p>\n\n\n\n<p><a href=\"https:\/\/propertyonion.com\/education\/famous-extreme-christmas-house-decorators-in-florida-were-actually-squattersafter-dazzling-the-nation-with-their-over-the-top-christmas-display-for-over-a-decade-an-investigation-revealed-this-couple\/\" target=\"_blank\">Check out this recent fraud case in Florida<\/a>&nbsp;over a house that thousands of people visited for years.<\/p>\n\n\n\n<p><a href=\"https:\/\/propertyonion.com\/education\/?s=title+search#\" target=\"_blank\">You may need to check multiple sources<\/a>, both digital and hard copy, to make sure nothing was miswritten or forged.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p>Your title search can report on all these potential red flags and any other financial concerns.<\/p>\n<\/blockquote>\n\n\n\n<h4 class=\"wp-block-heading\"><a><\/a>Liens\/Judgments<\/h4>\n\n\n\n<p>As many people unfortunately discover, if a property is currently encumbered by a lien or judgment, it can remain with the property even after you assume ownership.<\/p>\n\n\n\n<p>There are many types of liens or judgments that could be tied to the property, such as liens, taxes, home improvement debts, and municipal service bills.<\/p>\n\n\n\n<p>Your title search can report on all these potential red flags and any other financial concerns. Typically, unknown liens are more common with distressed properties. Owners may have let more than the housekeeping slide before sale.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><a><\/a>Heirs<\/h4>\n\n\n\n<p>This is a small one, but it can make all the difference. Depending on who owned the property and their will (whether they had one or not), there may be unknown or missing heirs.&nbsp;<\/p>\n\n\n\n<p>Sometimes, families contest wills, and this can also affect ownership years after purchase.&nbsp;<\/p>\n\n\n\n<p>You do not want a surprise like an heir to your new property showing up after you\u2019ve spent months working on it.&nbsp;<strong>This could cost you a lot of money if not the entire<\/strong>&nbsp;<strong>property itself.<\/strong><\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><a><\/a>Title Search Tips<\/h3>\n\n\n\n<p>Now that we\u2019ve run through the big four mistakes to look out for, let\u2019s talk tips. To avoid these costly mistakes and get things right the first time, keep these title search tips in mind.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Hire a professional. You can\u00a0<a href=\"https:\/\/propertyonion.com\/titlecheck\/why-our-search\" target=\"_blank\">start a title report search with us today<\/a>\u00a0for as little as $45. We offer reliably hand-searched (of current owner, sometimes two owners<a>)<\/a>\u00a0reports that are easy to order, view, and share right on your computer.\n<ul class=\"wp-block-list\">\n<li>If you have any questions, give us a call at (561) 430-2616, open Monday-Friday 9AM \u2013 5PM EST.<\/li>\n<\/ul>\n<\/li>\n\n\n\n<li>Make sure all official record sources are exhausted, including official hard copy legal records in local municipal offices.<\/li>\n\n\n\n<li>Keep a list of crucial information: all names of current and prior owners, address, description, dates of acquisition and sale.<\/li>\n<\/ul>\n\n\n\n<p>As you can see, the importance of a title search is foundational to a successful property purchase. Keep yourself protected by following these tips, avoiding the big four mistakes, and insure yourself against future surprises.<\/p>\n\n<p>The most damaging title search mistakes in real estate investing are the ones that seem minor until they result in losing a property or inheriting unexpected debt. Developing a systematic approach to title research is the best defense against title search mistakes that can derail your investment.<\/p>\n<p>One of the most frequent title search mistakes is failing to check for federal tax liens. Unlike most liens, IRS liens are not extinguished by a Florida tax deed sale and can survive the auction, leaving the new owner responsible for satisfying them.<\/p>\n<p>Another common category of title search mistakes involves overlooking municipal and county code enforcement liens. These can accumulate to significant amounts on neglected properties and frequently survive foreclosure and tax deed sales, making them one of the most expensive title search mistakes an investor can make.<\/p>\n<p>Avoiding title search mistakes starts with understanding what a complete <a href=\"https:\/\/propertyonion.com\/education\/florida-title-search-101-how-to-uncover-hidden-liens-encumbrances-and-red-flags-before-you-bid\/\" target=\"_blank\" rel=\"noopener\">florida title search<\/a> should cover, including all lien types, ownership history, and recorded encumbrances.<\/p>\n<p>Investors who discover title defects after purchase often need to file a <a href=\"https:\/\/propertyonion.com\/education\/quiet-title-action-what-is-it-how-to-do-it\/\" target=\"_blank\" rel=\"noopener\">quiet title action florida<\/a> to clear the record before the property can be sold or refinanced.<\/p>\n<p>Strong title research habits are especially important when buying at <a href=\"https:\/\/propertyonion.com\/education\/understanding-foreclosure-auctions-in-florida\/\" target=\"_blank\" rel=\"noopener\">florida foreclosure auctions<\/a>, where properties are sold as-is with no seller disclosures and limited inspection access.<\/p>\n<div style=\"background-color:#eef6fd; border-left:5px solid #1a73b8; border-radius:6px; padding:24px 28px; margin:32px 0; font-family:Georgia, serif;\">\n<p style=\"font-size:20px; font-weight:bold; color:#1a3a5c; margin:0 0 10px 0;\">Ready to Invest Smarter in Florida Foreclosures?<\/p>\n<p style=\"font-size:15px; color:#2c4a6e; margin:0 0 14px 0;\">Join <strong>PropertyOnion.com<\/strong> for complete coverage of foreclosure and tax deed auctions across every Florida county. Members get full auction listings, property research tools, and exclusive step-by-step eBook guides that walk you through every stage of the investing process.<\/p>\n<a href=\"https:\/\/propertyonion.com\/?&#038;reference_member_id=wpposts45&#038;ref2=wpposts45\" target=\"_blank\" rel=\"noopener\" style=\"display:inline-block; background-color:#1a73b8; color:#ffffff; font-family:Arial, sans-serif; font-size:15px; font-weight:bold; padding:12px 24px; border-radius:4px; text-decoration:none;\">Join the PropertyOnion Community<\/a>\n<\/div>","protected":false},"excerpt":{"rendered":"<p>Updated: March 16, 2026 So, you\u2019re interested in a property and ready to make an offer. What do you need to know about the title search process and this piece of real estate to ensure&hellip;<\/p>\n","protected":false},"author":11,"featured_media":6115,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[5],"tags":[303,237,927,936,253,163,935,924],"class_list":["post-6043","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate-investing-articles","tag-deeds","tag-liens","tag-ownership-and-encumbrance-reports","tag-property-investment-mistakes","tag-tax-lien","tag-title-search","tag-title-search-mistakes","tag-title-search-process"],"_links":{"self":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts\/6043","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/users\/11"}],"replies":[{"embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/comments?post=6043"}],"version-history":[{"count":10,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts\/6043\/revisions"}],"predecessor-version":[{"id":13118,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts\/6043\/revisions\/13118"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/media\/6115"}],"wp:attachment":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/media?parent=6043"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/categories?post=6043"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/tags?post=6043"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}