What Is a Title Search and Why Does It Matter When Buying in San Diego?

What Is a Title Search?

A title search is a thorough examination of the public records related to a property — tracing the chain of ownership from the current seller back through previous owners to identify any claims, liens, encumbrances, or defects that could affect the buyer's clear ownership. In California, title searches are performed by title companies as part of every real estate transaction.

What a Title Search Looks For

• Current ownership: Confirming the seller actually has the legal right to sell
• Prior liens: Mortgages, home equity loans, mechanic's liens, and tax liens that must be paid at close
• Judgment liens: Court judgments against the current owner that attach to real property
• Easements: Rights of way allowing others to use portions of the property — utility easements, access easements
• CC&Rs and deed restrictions: Recorded limitations on how the property can be used
• Unpermitted work: Evidence of improvements made without required permits
• Boundary disputes or survey discrepancies: Potential encroachments onto or from neighboring properties

The Preliminary Title Report

Early in your escrow period, the title company issues a Preliminary Title Report (PTR) — a summary of what the title search found. Review this document carefully with your buyer's agent. Items on the PTR that are exceptions to your title insurance coverage require investigation and potentially resolution before closing.

Why Title Insurance Matters

Even a thorough title search can miss historical recording errors, forgeries in prior deed transfers, or claims that arise after the search. Title insurance protects you against financial loss from covered title defects that existed before your purchase — even if they are discovered years later. Your lender requires a lender's title policy; you should also obtain an owner's title policy.

Clear Title Is Non-Negotiable

Before close of escrow in any California transaction, all title defects must be resolved — liens paid off, encumbrances addressed, and exceptions cleared. Rieder Homes Group works proactively with title and escrow to identify and resolve title issues early in the escrow process — before they threaten to delay or derail your closing.

Related Reading on RiederHomes.com:

→ Blog #86: Making an Offer

→ Blog #163: Escrow Process for Buyers

→ Blog #73: Home Inspections

→ Blog #79: Title Insurance for Buyers

— Mance Rieder, Broker Associate | Rieder Homes Group | REAL Broker | riederhomes.com | 858-295-0556