One of the most important steps in a real estate closing is the title search. Buyers, sellers, and REALTORS® often hear that the title company is “searching title,” but many people are not exactly sure what that means.
A title search is the process of reviewing public records to identify issues that could affect ownership of a property. The goal is to help confirm who owns the property, what liens or claims may exist, and whether there are recorded matters that must be addressed before closing.
At Sol Title, we use the title search process to help identify potential issues early so buyers, sellers, lenders, and REALTORS® can move toward closing with more confidence.
What Is a Title Search?
A title search is a review of public records related to a property and the people or entities connected to that property.
This may include reviewing deeds, mortgages, liens, judgments, easements, restrictions, taxes, court records, probate matters, and other recorded documents that could affect ownership or the ability to transfer title.
A title search is one of the reasons title insurance exists. Even with a careful search, certain hidden or undiscovered title issues may appear later. Title insurance helps provide protection against covered title defects, subject to the terms of the policy.
What Does a Title Company Search For?
Every transaction is different, but a title company commonly reviews records that may include:
- Current ownership and prior deeds
- Open mortgages or unreleased liens
- Property tax records
- Judgments against owners
- Construction liens or claims of lien
- HOA liens, restrictions, covenants, and estoppels
- Easements and access rights
- Probate or estate-related issues
- Divorce, court, or guardianship matters
- Legal descriptions and parcel information
- Recorded satisfactions, releases, and corrective documents
The goal is not just to find documents. The goal is to understand whether any recorded issue needs to be cleared, resolved, disclosed, or insured over before closing.
1. Deeds and Ownership History
The title search usually begins by reviewing the ownership history of the property. This includes looking at deeds that show how title transferred from one owner to another.
A title company may review whether the deed was properly signed, notarized, recorded, and whether the legal description appears consistent with the property being sold.
In Lake County, Florida, recorded deeds and other official records can be searched through the Lake County Official Records Search.
For Orange County properties, official records may be searched through the Orange County Comptroller Official Records.
2. Mortgages and Satisfactions
If a seller has a mortgage, that mortgage usually needs to be paid off at closing. The title search helps identify open mortgages and whether prior mortgages were properly released or satisfied.
Sometimes a loan was paid off years ago, but the satisfaction was never recorded correctly. When that happens, the title company may need to work with the lender or prior closing agent to obtain the missing release.
This is one reason it is important to work with a proactive local title company that understands how to resolve issues before closing day.
3. Liens and Judgments
A title search may reveal liens or judgments that need to be addressed before the property can close.
Examples may include:
- Construction liens
- Code enforcement liens
- HOA liens
- Child support liens
- IRS or tax liens
- Final judgments
- Recorded claims of lien
Some liens are directly tied to the property. Others may be tied to a person or entity connected to the transaction. Sorting through these issues is a major part of the title review process.
For Lake County court-related records, users can access the Lake County Clerk Court Records Search.
4. Property Taxes
Property taxes are also reviewed as part of the closing process. The title company will typically confirm whether real estate taxes are paid, unpaid, delinquent, or subject to proration between buyer and seller.
Property tax information may be checked through county tax collector resources. For example, the Florida Department of Revenue provides access to local property tax officials through its Property Tax Local Officials page.
Buyers and sellers can also review property information through resources such as the Lake County Property Appraiser and the Orange County Property Appraiser.
5. Easements and Access Rights
An easement is a recorded right that allows someone to use part of a property for a specific purpose. Common examples include utility easements, drainage easements, access easements, and shared driveway easements.
Easements are important because they can affect how a property is used. A buyer may want to know whether another party has the right to access, maintain, or use a portion of the property.
Title companies review recorded easements because they may appear as exceptions in a title commitment or title insurance policy.
6. Restrictions, Covenants, and HOA Documents
For properties located in a homeowners association, subdivision, or planned community, the title search may reveal recorded covenants, conditions, restrictions, amendments, and other association documents.
These documents may address topics such as architectural rules, use restrictions, leasing rules, assessments, and association authority.
HOA-related issues can also affect timing, especially when an estoppel letter or payoff information is needed before closing. To learn more about timing considerations, read: What Is the Best Day to Close on a House?
7. Probate, Estates, and Heirs
If an owner has passed away, the title company may need to determine whether probate, estate documents, affidavits, or court orders are needed before the property can be sold.
Probate-related title issues can be more complex because the question is not just “who signed the contract?” The title company may need to determine who has legal authority to sell the property.
This is one reason title searches are especially important when dealing with inherited property, estate sales, or long-held family property.
8. Business Entity Records
If a property is owned by a company, LLC, corporation, partnership, or trust, additional review may be needed to confirm who has authority to sign closing documents.
For Florida business entities, records can often be searched through the Florida Division of Corporations Sunbiz Search.
This may help identify company names, registered agents, managers, officers, and filing status, depending on the type of entity involved.
9. Legal Description and Parcel Information
The legal description is the formal description used to identify the property in recorded documents. This is different from the street address.
A title company may compare legal descriptions across deeds, mortgages, surveys, plats, and tax records to look for inconsistencies.
Property appraiser websites, GIS maps, plats, and recorded documents can all help support this review. In Lake County, users can review mapping information through Lake County GIS.
What Happens If the Title Search Finds a Problem?
If the title search identifies an issue, the title company will determine what needs to happen before closing.
Depending on the issue, this may involve:
- Requesting a payoff statement
- Obtaining a satisfaction or release
- Correcting a deed
- Clearing a judgment
- Resolving an HOA balance
- Obtaining probate documents
- Requesting lender approval
- Reviewing survey or access concerns
- Adding an exception to the title commitment
Some issues are simple. Others may require additional time, attorney review, lender input, or court documentation.
This is why it is helpful to select a title company early in the transaction and avoid waiting until closing week to resolve title matters.
Is a Title Search the Same as Title Insurance?
No. A title search and title insurance are related, but they are not the same thing.
The title search is the process of reviewing records before closing. Title insurance is the policy that may provide protection against covered title issues after closing, subject to the terms of the policy.
To understand the difference between the two most common title policies, read: Lender’s Title Insurance vs. Owner’s Title Insurance.
Why Title Searches Matter for Buyers
For buyers, the title search helps determine whether the seller can transfer ownership and whether any recorded matters affect the property.
A clean and well-reviewed title process can help buyers avoid surprises after closing.
If you are buying a home, title insurance and the title search process are important parts of protecting your investment.
Why Title Searches Matter for Sellers
For sellers, the title search helps identify issues that may need to be cleared before proceeds can be disbursed.
Examples may include old mortgages, liens, judgments, unreleased prior loans, estate issues, or HOA balances.
If you are preparing to sell, you can also estimate your potential proceeds using the Florida Seller Net Sheet Calculator.
How Sol Title Helps
At Sol Title, our goal is to make the closing process easier to understand and easier to manage.
We work with buyers, sellers, REALTORS®, lenders, builders, and investors to review title, identify potential issues, and help move each transaction toward closing.
Helpful Sol Title resources:
- What Is Title Insurance?
- Lender’s Title Insurance vs. Owner’s Title Insurance
- What Are Closing Costs?
- What Is the Best Day to Close on a House?
- Mobile Real Estate Closings
- Realtor Resources
- Florida Seller Net Sheet Calculator
Public Records Resources
Public record searches vary depending on the county and property involved. Below are common public resources that may be helpful for Florida buyers, sellers, REALTORS®, and property owners.
- Lake County Official Records Search
- Lake County Court Records Search
- Lake County Property Appraiser
- Lake County GIS Map
- Orange County Comptroller Official Records
- Orange County Property Appraiser
- Orange County Tax Collector Property Tax Records
- Florida Sunbiz Business Entity Search
- Florida Department of Revenue Property Tax Local Officials
Areas We Serve
Sol Title proudly serves buyers, sellers, REALTORS®, lenders, builders, and investors throughout Lake County and Central Florida.
- Clermont Title Company
- Minneola Title Company
- Groveland Title Company
- Montverde Title Company
- Mount Dora Title Company
- Tavares Title Company
- Eustis Title Company
- Leesburg Title Company
- Mascotte Title Company
- Lady Lake Title Company
- Umatilla Title Company
- Howey-in-the-Hills Title Company
- Yalaha Title Company
- Winter Garden Title Company
- Windermere Title Company
- Oakland Title Company
- Davenport Title Company
Frequently Asked Questions
What is a title search?
A title search is a review of public records to identify ownership history, liens, mortgages, judgments, easements, taxes, restrictions, and other recorded matters that may affect a property.
What does a title company search for?
A title company may search for deeds, mortgages, liens, judgments, tax records, easements, HOA documents, probate issues, court records, and other matters that could affect ownership or closing.
Is a title search required when buying a home?
A title search is a standard part of most real estate closings, especially when title insurance is being issued or when a lender is financing the purchase.
Is a title search the same as title insurance?
No. A title search is the review of public records before closing. Title insurance is a policy that may protect against covered title issues after closing, subject to the terms of the policy.
Can a title search find every problem?
A title search is designed to identify recorded issues, but some problems may not be obvious from public records. This is one reason title insurance can be important for buyers and lenders.
What happens if a title issue is found?
If a title issue is found, the title company may work to obtain payoffs, releases, corrective documents, probate records, HOA information, lender approvals, or other items needed before closing.
Who performs the title search?
The title search is typically performed or ordered by the title company, closing agent, or title insurance provider as part of the closing process.
