Legal Ownership
We offer a range of title search reports including
Current/One Owner Property Search (Ownership & Encumbrance Report)
Every deed recorded since the FVD is reviewed to confirm that ownership has legally passed to the current owner.
The names of all past and current owners (grantees) are checked for:
- Mortgages or Deeds of Trust
- Liens, including judgments and federal tax liens
- These checks cover the full legal time period required by the state.
If someone is listed on a refinance order but not on the FVD, their name must also be searched for liens and judgments. Any defects, liens, or encumbrances found in the documents must be listed as exceptions unless they’ve been properly resolved. If the property is in an area where mineral rights are commonly transferred or reserved, those must be clearly excluded from the legal description.
Two Owner / Pre-Foreclosure Title Review
A Two Owner or Pre-Foreclosure Title Search involves reviewing the property’s ownership history by examining the two most recent First Vesting Deeds (FVDs). This process ensures that the title has legally passed through each owner to the current titleholder. All names listed in these deeds, along with any subsequent owners, are checked for mortgages, deeds of trust, and general liens such as judgments or federal tax liens, covering the full statutory period required by the state. If someone appears on a refinance order but is not listed in the FVD, their name must also be searched for potential liens and judgments. Any issues found in the documents—such as defects, unresolved liens, or encumbrances—must be reported as exceptions unless they’ve been properly resolved. Additionally, if the property is located in an area where mineral rights are commonly conveyed or reserved, those details must be clearly excluded from the legal description to avoid future disputes.
Full Search (F/S)
A Full Search (F/S) involves examining the property’s title history for the entire period required by state law to ensure it meets the standards for marketable title. This search covers all recorded owners in the chain of title and includes a review of any liens or judgments—such as court rulings or federal tax liens—associated with each owner, both past and present, for the full statutory period defined by the state. Any issues found in the documents, including unresolved liens or title defects, must be listed as exceptions unless they have been properly resolved. Additionally, the search includes all necessary or customary ancillary checks based on the property’s type and location. These may include reviews for housing or building code violations, personal property taxes, municipal liens, and traffic-related adjudications. The search also identifies and reports any easements, covenants, conditions, and restrictions (CC&Rs), along with related documents such as amendments, annexations, or restated CC&Rs that apply to the property.
Bring Down/Date Down/Update Search
An extension of a title search is conducted to ensure that no new liens have been placed on the property between the time the original title search was completed and the moment the Security Instrument or Mortgage/Deed of Trust is officially recorded. This step helps confirm that the property remains clear of any legal claims or financial obligations that could affect ownership. Additionally, the property’s tax records should be reviewed and updated to reflect the most current tax status and findings.
Deed Search
A Deed Search begins by examining the Full Value Deed, which serves as the starting point for tracing the property’s ownership history. This initial deed helps establish the chain of title by identifying how ownership has transferred over time. By reviewing the Full Value Deed, the search ensures that the title has passed correctly from one owner to the next, providing a clear and accurate record of ownership.
Legal and Vesting Report
This document includes the complete legal description of the property, clearly typed out for reference. It also provides vesting details, which indicate who holds legal ownership of the property. Alongside this information, a copy of the recorded deed image is included to support and verify the ownership and legal description.
Mortgage & Deed of Trust Search
This process involves reviewing any active Mortgages or Deeds of Trust associated with the specified property. It also includes examining related documents such as Assignments, Modifications, Subordinations, and Substitutions of Trustee. Once the search is complete, all relevant findings and supporting documents should be compiled and uploaded to the designated file.
Tax Search
We offer complete and reliable real estate tax information services for both insured and uninsured products, covering a wide range of locations across the United States with fast turnaround times.
Tax data is gathered from two main sources:
Online access is available in certain states through County Tax Collector websites, often using platforms like Netronline. For other areas, we obtain tax details by directly contacting the appropriate County Assessor or Tax Collector’s office via phone.
Title Commitment
A title commitment is a crucial document prepared during the mortgage process that outlines all relevant details about the property in question. It specifies the conditions, exceptions and exclusions tied to the issuance of title insurance. Essentially, it serves as a formal promise to provide title insurance, provided all requirements listed in Section B of the commitment are fulfilled. This document also alerts the buyer to any unique aspects of the property, such as existing rights-of-way or oversight by third-party entities like a condominium association.
Since a title commitment must be provided to the buyer, its preparation is not optional. However, compiling it can be complex and time-consuming, especially when handling multiple transactions. That’s why partnering with experienced third-party service providers can be highly beneficial. With our extensive background in supporting the mortgage industry, we offer dependable solutions to help you produce accurate and timely title commitments.
Title Examination
Title examination is a detailed review of public records related to a property to ensure its ownership history is accurate and free of issues. This process involves checking previous deeds, wills, and trusts to confirm that the title has been properly transferred from one owner to the next. The examiner also verifies that any past mortgages, judgments, or liens have been fully settled.
A defective title means the ownership of the property is not legally valid. This can happen if a previous owner didn’t actually hold legal title, if the property description is incorrect, or if there are unresolved claims or disputes—often referred to as “clouds” on the title. To prevent such problems, buyers typically investigate the full chain of title before completing a purchase.