Title search and examination
A title search assembles the recorded history of a property, deeds, mortgages, liens, easements, and court filings. Examination is the legal judgment applied to that history: which items actually affect your ownership, which must be released before closing, and which can be insured over. We examine every search personally and give you written findings in plain language, so “subject to matters of record” never hides a surprise.
Title insurance, owner’s and lender’s policies
Your lender will require a lender’s title insurance policy, but that policy protects only the lender. An owner’s policy, purchased once, at closing, for a one-time premium, protects your equity against covered title defects for as long as you own the property, including claims that no search could have revealed, such as forged documents or unknown heirs. We explain the coverage, review exceptions, and negotiate endorsements where the transaction warrants them.
Clearing title defects, liens, and encumbrances
Most title problems are curable when someone takes ownership of the cure. Common defects we resolve:
- —Unreleased mortgages and deeds of trust from prior sales or refinances
- —Judgment liens, tax liens, and mechanic’s liens against the property or a party
- —Estate and inheritance issues, missing probate, unknown or unlocated heirs
- —Errors in prior deeds: misspelled names, wrong legal descriptions, defective acknowledgments
- —Open permits, unpaid utility and municipal charges, and HOA or condominium assessments
Settlement, escrow, and recording
On closing day, we coordinate the settlement itself: preparing and reviewing the ALTA settlement statement and Closing Disclosure under RESPA, holding and disbursing funds through escrow, preparing the deed and transfer documents, collecting payoffs and releases, and recording with the proper land records office. After closing we track the recorded deed and release of prior liens, and send you final documents, post-closing follow-up that many settlement shops skip.
When a deal has to move fast, we can accommodate expedited and same-day closings once title is clear and funds are confirmed.
What you receive
Every title and closing client receives a written title review, a settlement statement reconciled before, not at, the closing table, coordinated escrow and disbursement, recorded documents delivered with a closing binder, and a single attorney contact from title order through post-closing. Real estate closing services are offered at transparent, quoted fees, and consultations are always free.
Frequently asked questions
What is title insurance, and do I really need an owner’s policy?
Title insurance protects against defects in the ownership history of a property, forged deeds, unknown heirs, unreleased liens, that even a careful search can miss. The lender’s policy your mortgage requires protects only the lender. An owner’s policy, purchased once at closing, protects your own equity for as long as you own the property. For nearly all buyers, we recommend it.
How long does a title search and examination take?
A typical residential search and examination is completed within a few business days of the order, depending on the jurisdiction and the property’s history. Complex files, estates, foreclosures, older unreleased liens, take longer because curative work begins as soon as an issue is found. We order title early precisely so there is time to cure.
What happens if a lien or defect is found on the property?
Most defects are curable: we obtain payoff letters and releases for old mortgages and liens, correct defective deeds, resolve estate gaps, and negotiate holdbacks or title insurance coverage where a full cure is not possible before closing. You receive written findings and a recommended path for each issue, the decision on how to proceed is always yours.
What actually happens at settlement?
Settlement is where the transaction is completed: documents are signed, funds are collected and disbursed through escrow, the deed and deed of trust are executed, and the file goes to recording. We prepare and reconcile the settlement statement in advance, walk you through each document as you sign, and confirm recording and lien releases afterward.
Can you accommodate a rush or same-day closing?
Yes, once title is clear and funds are confirmed, we can accommodate expedited and same-day closings. Tell us your deadline at the first call and we will build the title and settlement timeline backward from it.