What a Title Search Finds Before You Sell
2 min read · Last updated 2026-08-03 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®)
A title search digs through public property records for anything that could block a clean sale: liens, unpaid taxes, judgments, easements, and old ownership claims nobody resolved. It happens before closing no matter how the house sells, whether through a standard listing or a company like Cash Flow Deals arranging a novation-based sale, because no buyer's lender will fund a purchase on a clouded title.
| Factor | Traditional Route | Cash Flow Deals |
|---|---|---|
| When it happens | Ordered by the buyer's title company or attorney, usually a few weeks before closing | Ordered as part of the closing process a licensed local broker partner and title company run once net price is locked |
| What you see | A title commitment full of legal language, often reviewed with an agent or attorney | A title commitment reviewed with the seller in plain terms before any documents are signed |
| Who resolves problems it finds | Seller typically pays to clear defects before or at closing, sometimes under time pressure | Defects get identified early so they can be addressed before the closing date arrives |
What a Title Search Actually Is
A title search is an examination of public property records, going back through the property's full chain of ownership, to confirm who legally owns the house and to catch anything recorded against it that could interfere with a sale. A title company or attorney runs the search using county deed records, tax records, and court records, then produces a title commitment that lists exactly what the buyer's title insurance will and won't cover.
The Four Things a Title Search Looks For
A thorough title search checks four categories of recorded documents. Ownership records show the full deed history, confirming the current owner actually has the legal right to sell. Voluntary liens cover mortgages, home equity lines, and any other debt the owner agreed to secure against the property. Involuntary liens cover judgments, unpaid tax liens, and mechanic's liens filed by a contractor who was never paid. Other encumbrances cover easements granting someone else a right to use part of the property, deed restrictions, and any pending lawsuit connected to the property, known as a lis pendens.
What a Title Search Does Not Catch
A title search only finds what's actually recorded in the public record. It won't catch a boundary dispute with a neighbor that never made it into a court filing, an unrecorded easement someone verbally agreed to decades ago, or a forged deed sitting quietly in the chain of title until someone challenges it. That's the specific gap a land survey and title insurance are built to cover, since title insurance protects the owner even against defects the search itself couldn't find.
Why This Happens No Matter Which Way You Sell
Every legitimate real estate sale involves a title search, because no buyer's lender will release loan funds on a property with a clouded title, and no title insurance company will issue a policy without checking first. This is just as true in a standard MLS listing as it is when a company like Cash Flow Deals arranges a novation-based sale through a licensed local broker partner: the title still gets searched, and the buyer's own lender still requires a clean result before funding.
What to Do If the Search Finds a Problem
Most title problems are routine and fixable: an old mortgage that was paid off but never formally released, a small unpaid utility bill that turned into a lien, or a clerical error in how a name was recorded decades ago. The title company or a real estate attorney typically handles clearing these before closing. A seller who gets an early heads-up on a title issue has more time to resolve it calmly, instead of discovering it days before a closing date that's already been promised to a buyer.
Common questions
Who pays for the title search when selling a house?
This is typically negotiated between buyer and seller and can vary by local custom and by contract. It's usually paid as part of the title insurance premium, on the closing statement, and the specific party responsible should be confirmed in the purchase contract.
How long does a title search take?
A standard title search often takes one to two weeks depending on the county's record-keeping and the property's history, though a property with a long or complicated ownership history can take longer.
Can I sell my house if the title search finds a lien?
Usually, yes. Most liens get paid off and released at closing directly out of the sale proceeds, or resolved before closing if the title company flags it early enough.
Is a title search the same thing as title insurance?
No. The title search is the research process. Title insurance is the policy that protects the buyer, and sometimes the seller, against a defect the search didn't catch, including forged documents or unrecorded claims.