Title Search and Examination Workflows

A title search follows a structured process that traces property ownership backward through time. The searcher begins with the current deed recorded at the county recorder’s office and works backward through the chain of title, typically 30-60 years depending on state requirements and underwriter standards. At each transfer point, the searcher verifies that the grantor in the current deed was the grantee in the prior deed (chain continuity), documents the consideration paid, and notes any conditions or restrictions. Simultaneously, the searcher checks the general index for liens, judgments, tax delinquencies, pending litigation (lis pendens), and federal tax liens against each owner in the chain. The searcher also reviews the plat map for easements, right-of-way encumbrances, and boundary issues. Modern title plants and automated search tools have reduced search time from 2-3 days to 2-4 hours for standard residential transactions, but complex commercial or rural properties can still require multi-day searches.

Title examination is the analytical step where a trained examiner reviews the raw search data and renders a professional opinion on title quality. The examiner identifies defects that must be resolved (curative items) and exceptions that will appear in the title commitment. Common curative items include unreleased mortgages (the most frequent defect, appearing in approximately 15-20% of searches), judgment liens, delinquent property taxes, missing signatures on prior deeds, and gaps in the chain of title. The examiner prepares a curative requirements list that the seller or their attorney must satisfy before closing. Effective curative work requires both legal knowledge and diplomatic skill—the examiner must communicate defects clearly to all parties without creating unnecessary alarm or transaction delays. Title companies that maintain low curative turnaround times (under 48 hours) gain significant competitive advantage in high-volume markets.

The title commitment is the formal document that commits the underwriter to issue a title insurance policy once all requirements are met. The commitment contains four schedules: Schedule A identifies the parties, property, and proposed coverage amount; Schedule B-I lists requirements that must be satisfied before closing (curative items, payoff statements, documents to be executed); Schedule B-II lists exceptions to coverage (standard exceptions like survey matters and unrecorded easements, plus property-specific exceptions); and the conditions and stipulations section outlines the underwriter’s terms. The commitment must be reviewed by all parties—buyer, seller, lender, and their attorneys—before closing proceeds. Accuracy in the commitment directly impacts closing efficiency; commitment errors that surface at the closing table create delays, increase costs, and damage the title company’s reputation with referral sources.