Property Title Search: How to Find Who Owns a Property
A property title search is a systematic review of public records to confirm who legally owns a property and what claims or liens may be attached to it. Before transferring property via quit claim deed or any other instrument, you'll want to understand the current ownership and any encumbrances that could affect the transfer.
What a Title Search Covers
A title search examines the chain of ownership—the recorded deeds and transfers that trace back the property's legal history. It also identifies mortgages, property tax liens, judgment liens, homeowners association liens, easements, and other encumbrances that may run with the property. The goal is to establish that the person conveying the property has the legal right to do so and to surface any issues that a buyer or transferee should know about.
In most states, all recorded documents related to a property are filed with the county recorder or clerk's office in the county where the property is located. These records are public and typically searchable online or through in-person visits.
How to Search County Records Yourself
Many county assessor and recorder offices now offer free or low-cost online search tools. To search:
- Visit your county assessor's or recorder's website (search "County [name] assessor online" or "County [name] recorder online")
- Search by property address, parcel number, or owner name
- Review the listing of recorded documents and any liens or mortgages on file
- Download or request certified copies of deeds or other documents if needed
County records typically show the current owner, mortgage information (if any), tax assessment data, and recent transfers. However, these tools vary widely by jurisdiction—some counties offer advanced search features and real-time updates, while others maintain paper-only archives that require an in-person visit or records request.
Understanding Ownership and Liens
When you search county records, you'll see who holds title to the property according to the most recent recorded deed. You may also see mortgages or deeds of trust, which are liens that secure a lender's interest in the property. Property tax assessments, homeowners association dues, or court judgments can also create liens.
A quit claim deed conveys only the interest that the grantor (the person signing) actually possesses—it includes no warranty that the grantor owns the property free and clear. If there are liens on the property, those liens generally remain after a quit claim deed is recorded, and the grantee (the person receiving the deed) takes the property subject to those claims. Before signing or recording a quit claim deed, it's important to understand what liens or encumbrances exist.
When to Use a Title Company
For significant property transfers—especially sales—many people use a title company to perform a professional search and issue title insurance. A title insurance policy protects the owner against defects in title that were not discovered during the search. Title companies have access to extensive databases and historical records and can identify issues that a basic online search might miss.
For simpler transfers (such as a family gift via quit claim deed), a title company may not be necessary, but it is still an option if you want professional verification and insurance protection. Title search and insurance costs vary by location and property value; confirm fees with your local title company or ask your county recorder for a referral.
Recording Deeds at the County Recorder
Once you've reviewed the title and prepared your deed, the document must be recorded with the county recorder to be legally effective. The recorder keeps a chronological index of recorded documents by property and owner name, making your deed part of the public record. Recording fees are set by the county and typically cost between $10 and $50 per page, depending on jurisdiction. After recording, you'll receive a recorded copy of your deed with a recording reference number and date.
Verifying Title Before a Transfer
If you are preparing a quit claim deed (whether as grantor or grantee), it's prudent to:
- Search your county's online records to confirm current ownership and any recorded liens
- Ask the property owner directly about mortgages, unpaid taxes, or other claims
- Consult a licensed attorney if the title search reveals complications or you are uncertain about the legal effect of a transfer
- Confirm the exact legal description of the property (available in prior deeds or from the assessor) to ensure accuracy on the new deed
Because a quit claim deed carries no warranty of title, the grantee is accepting the property as-is with respect to ownership. A clear understanding of what title exists is the grantee's best protection.