What is a title search, and how does it work?
The short answer
A title search is a review of public records to confirm who legally owns the land and whether anything is attached to it, such as unpaid taxes, liens, judgments or easements. A title company or real estate attorney does it before closing, and it usually takes about 7 to 14 days. Most problems it finds can be fixed or paid off at closing.
By Esther & Luke Mbongo, owners of Good Shepherd Land Co. · Updated November 5, 2026
What a title search checks
- Ownership. The chain of deeds showing how the land passed from owner to owner, and who owns it now
- Liens and judgments. Mortgages, contractor liens, court judgments or other debts tied to the land
- Property taxes. Whether taxes are paid or past due
- Easements and restrictions. Rights others have to use the land, like utility lines or access roads, and any recorded restrictions
- Legal description. That the land being sold matches the deed and county records
Who does it, and who pays
A title company or real estate attorney handles the search. When you sell to us, we pay the closing costs, including the title work.
How long it takes
Usually about 7 to 14 days. Older or inherited properties, or land that has changed hands many times, can take longer.
What if the search finds a problem?
Many issues can be fixed before or at closing:
- Back taxes or liens: usually paid off from the sale proceeds at closing
- A missing signature or heir: fixed with a new deed or other documents from the right person
- An unsettled estate: the estate may need to be handled first. See the guides on inherited land in Tennessee and North Carolina
- Errors in old records: corrected with the help of the title company or attorney
Some problems take longer to fix. A good buyer explains what was found and what it will take, so there are no surprises.
Title insurance
After the search, buyers often purchase title insurance, which protects against hidden problems the search missed. As the seller, you mainly need to sign the documents the closing agent prepares.
Ready to see what your land is worth?
Get a fair cash offer in about 48 hours. We'll handle the title work through a reputable title company or attorney, and we pay the closing costs.
Related
- How long does a cash land sale take?
- What happens if I have back taxes on land?
- How can I tell if a cash land buyer is legitimate?
This article is general information, not legal advice. Every property and family situation is different. For advice about your situation, talk with a real estate attorney.