How Long Does It Take to Do a Title Search on Property and Why Is It Taking So Long?
From this expert round-up article, you will learn how long a title search usually takes and why it may take longer than expected — for both real estate purchase and refinance.
We asked professional title agents a number of questions to share first-hand information with our readers.
Read on to get the answers.
Survey of Experts: How Long Does Title Work Take on a House?
According to most of our experts, most often, title work when buying a house takes from one to three days.
What Determines How Long a Title Search Takes?
Let’s look at the factors that affect how long it takes to clear a house title.
That’s a very complicated question, as there are so many factors that come into play, and one of the most important factors is the geographical location of the property for sale.
Different jurisdictions maintain their records in different ways. Having a title examiner who is familiar with local custom and practice is key.
In the simplest of terms, the number and location of records, the type(s) of the real property being searched, and the number of indexed names and documents all affect the time frame for a complete and accurate title search to be completed.
For instance, a common name such as John Smith will have far more entries in the indexed records than a less common name.
One easy way to shorten the search process is by providing a copy of the current owner’s title insurance policy, so that there is a base to work from.
Here in Florida, depending on the age of the owner’s current title policy, a discounted rate is charged for the new policy/policies to be issued, as well when that policy is provided.
Several factors can affect how long it takes for a title search to come back, such as its title history, local regulations, and the availability of records.
A title search can be completed relatively quickly in straightforward cases with clear title histories and easily accessible records.
When the search process is complicated, such as when there are multiple owners, unresolved liens, or unclear property boundaries, it may take longer since the title company requires time for thorough investigation and verification.
A title search turnaround time varies based on the history of the home for sale and the availability of public records in that county.
For example, some court records are redacted and not readily available online for security purposes. This could be anything from a divorce, to a probate.
We have to request the clerk to release these images to us to examine. Once received, the title examiner evaluates the chain of title, crafts the title requirements/exceptions to draft the title commitment, and ultimately determines the insurability of the transaction.
What is the title? If there are liens on the property, if there are judgments against the owner.
Sometimes with names like Smith and Johnson, which are very common, the judgements need to be gone through to make sure it is not the owner.
Whether the county is online in an easily accessible format, whether there are restrictive (and likely unlawful) plant agreement restrictions, or if someone has to physically inspect the records for a given county.
So, the main factor is the county in which the property sits.
It depends on the information being correct on the contract, receipt of title request from lender, if applicable, and in any case, but especially, if there are issues on the property, a prior policy will help in expediting the search.
The number of transactions currently under contract. There are only so many researchers and if their pipeline of requests are full, it may take a week.
Whether it is commercial (longer) or residential (shorter time), history of the property, and ownership.
Why Is My Title Search Taking So Long?
Potential problems with your title and errors in the county records determine how long it takes a lawyer to do a title search on a property.
A home title search can always take longer if the records are not available or are older than what is available online for easy access.
Additionally, there are several steps on our side that we take as our version of checks and balances along the way.
It is a team effort! If there are any potential legal issues or questions, then the file is escalated to the legal counsel for our underwriters to consider the insurability of the title.
Depending on the opportunity, the underwriting attorney may need to do additional research to evaluate the situation.
Since each property is different, there is no standard timeline for this escalation. One thing that is consistent, though, is that nobody on our end makes money by delaying or standing in your way of getting to the closing table.
It is in our best interest to get these challenges handled quickly and efficiently!
There are a few unforeseen issues that may cause a title search to take longer than expected.
For instance, if one of the deeds is not found online and a researcher has to go to the courthouse and page through the index of property records to find an old deed, that can slow the process down.
Title chains are not always direct chains. One deed may have several parcels on it or a legal description may change based on a parcel of property conveyed out of a parent parcel.
Sometimes there are multiple liens on the property and the researcher may spend extra time looking for releases of old liens that may not actually exist.
The most common difficulty that may make a title search take longer than expected is the number of records that must be searched.
Again, common names are more likely to take longer than uncommon names. The description of the real property also affects the length of the search.
Metes & Bounds (as opposed to platted Lot & Block) lands must be mapped and verified to make sure the description is accurate, and that takes extra time.
Unforeseen issues that can make the title search take longer than expected are entering the wrong property information, new developments, commercial transactions, and title issues such as chain of title problems, claims of liens, judgments, lis pendens, etc.
Judgments with common last names. Tons of liens on properties owned by the owner. Code liens attach to all properties owned by that owner.
If past conveyance of title is not done properly. The searcher may have to search several names.
Incorrect Deeds and Quit Claim Deeds, death in the back chain of title, probate issues, divorce.
Issues with how the county keeps the data.
How Long Does a Title Search Take for a Refinance?
According to our experts, to do a title search on a house for refinance, a title firm needs from two days to two weeks with the most frequent period being two-three days. Let’s learn why.
A ‘short search’ process is in place with most insurers for refinance transactions.
As a core title agent, I typically do refinance searches myself rather than outsource to the insurer or another 3rd party.
I can typically provide same-day service for refinance transactions, depending on the length of ownership of the current owner, and how many intervening records there are between the date of purchase and the current effective date of the records.
How long a title search takes for a refinance depends on a variety of factors, such as how complex the property’s title history is, how efficient the process of the title search is, and the specific requirements of the lender.
In many cases, a title search for a refinance can typically be completed within a few days to a couple of weeks.
A title search for a refinance is typically a 2-3 day turnaround. Typically, this can be done faster depending on the availability of the search department and the history of the property.
If a prior owner’s title policy is available or provided to the agency, this will typically expedite the turn time for the search team.
There is no distinction between the title for a refinance vs. title for a new order (unless the title company has already done a prior search).
If they have done a prior search, then an ‘update’ would be run. But, the turnaround for an update is generally the same as an original (it just means the abstractor has to look through less records).
Additionally, you may want to learn how long it takes to close after a title search from our following article.
Kristina Morales is both a licensed mortgage loan originator and real estate agent in the State of Ohio. Inspired by her years of working with buyers and sellers and seeing a need for more consumer education, Kristina created loanfully.com, an online educational resource for borrowers and industry professionals. In addition to real estate sales and mortgage lending, Kristina had an extensive corporate career in banking, treasury, and corporate finance. She ended her corporate career as an Assistant Treasurer at a publicly traded oil & gas company in Houston, TX. Kristina obtained her MBA from the Weatherhead School of Management at Case Western Reserve University and her B.A in Business Management from Ursuline College.
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