What Does a Title Search Show? (And Why It Matters More Than You Think)
Quick Answer: What a Title Search Shows
Ownership History: Every transfer of the property for 30-40 years, including deeds and quitclaims.
Liens & Claims: Mortgages, tax liens, contractor liens, judgments, and unpaid debts attached to the property.
Easements & Rights: Utility access, shared driveways, and other rights others have to use the property.
Why It Matters: A title search reveals hidden issues before you become responsible for them.
When Rebecca M.—name changed for privacy—finally got her offer accepted on a charming 1930s bungalow, her lender mentioned "ordering title work." She smiled politely, having no clue what does a title search show. A week later, her agent called with news that a 1984 judgment against the previous owner's ex-husband was still attached to the property. That's what a title search reveals—the invisible baggage a property drags around until someone untangles it.
Note: Client names and identifying details modified for privacy. Timelines and issues based on verified Indiana closings.
Quick Navigation
What Is a Title Search?
A title search is a detailed review of public records to verify who legally owns a property and whether any claims, liens, or rights could interfere with your ownership.
Title companies perform this before closing to confirm that the seller has the right to transfer ownership—and that you're not inheriting their legal drama.
What Shows Up on a Title Search
| Category | What It Means | Common Indiana Examples |
|---|---|---|
| Deeds & Ownership Chain | Every transfer of the property for at least 30–40 years | Warranty Deed (2012), Quitclaim Deed (1998) |
| Mortgages & Releases | Current and past loans, plus proof of payoff | Mortgage with Fifth Third Bank, released 2015 |
| Liens & Judgments | Claims from creditors or contractors | Unpaid roofing lien (2017), small claims judgment |
| Property Taxes | Whether the current or previous owner owes back taxes | Delinquent 2023 County Taxes |
| Easements & Rights of Way | Legal rights that allow others to use part of the property | Utility easement from Indiana Gas Co. |
| Restrictive Covenants & HOA Rules | Deed restrictions that limit how you can use the property | "No short-term rentals" clause |
| Probate or Divorce Records | Documents showing partial ownership or inheritance rights | Estate of John Doe (Henry County, 2010) |
| Surveys & Legal Descriptions | Defines boundaries and parcel details | "Lot 14, Subdivision of Fairview Addition" |
Clean Title: A clean title report means all of this aligns properly—no unpaid liens, no double ownership, and no missing releases from 20 years ago.
How Title Companies Find These Records
Title examiners dig through:
- •County Recorder and Assessor databases
- •Court judgments and lien indexes
- •State UCC (Uniform Commercial Code) filings
- •Local plat maps and historical deed books
Indiana Standard: In Indiana, most searches go back 30 to 40 years—often called a "full search period"—to ensure no outstanding claim lingers from prior owners.
What Happens If a Title Problem Is Found
The Title Company Flags It
Example: A $2,000 mechanics lien from a contractor the seller never paid.
The Seller (or Their Agent) Works to Resolve It
The lienholder is contacted for a payoff or release.
The Title Company Confirms Resolution
Once cleared, the issue is marked "satisfied" or "released" in the official record.
You Get a Clean Policy
The final title commitment shows everything clear—then the insurance policy is issued at closing.
The Title Commitment: Your Sneak Peek Before Closing
A title commitment is the preview version of your title insurance policy. It lists all items that must be cleared before closing.
Commitment Sections:
- Schedule A:Basic info (who's buying, legal description)
- Schedule B:Exceptions and requirements (things to fix or note)
- Schedule C:Conditions that will appear in your policy
You'll see terms like "subject to easement" or "pending release"—these aren't random legal threats, just transparency.
Why You Should Actually Read It
Skipping your title report is like ignoring your credit score before applying for a loan. Even small oversights—like an unreleased mortgage—can haunt your resale years later.
If anything looks odd (a name you don't recognize, an old lien, etc.), call your title company. They want you to ask questions—it's easier to explain now than after closing.
Real Example (Condensed from Actual File)
"Our title search showed a $3,800 judgment from 2002 tied to the seller's previous marriage. The seller thought it was gone. Empire Title found the release in old microfilm at the county courthouse, cleared it within two days, and the deal closed on time."
That's what experienced examiners do—solve weird problems quietly so you can get the keys.
The Bottom Line
A title search isn't just red tape—it's the only way to confirm that the property you're buying is truly yours. Without it, you risk inherited debts, court fights, or worse.
If you're in the process of buying, refinancing, or selling property in Indiana, order your title search early. It's the cheapest form of peace of mind you'll ever buy.
Frequently Asked Questions
What does a title search show?
A title search shows ownership history, liens, mortgages, unpaid taxes, easements, and legal claims tied to a property.
How far back does a title search go in Indiana?
Most title searches in Indiana review records 30 to 40 years back, known as a full search period.
What happens if a title problem is found?
The title company works with the seller or their agent to resolve the issue before closing and documents the release in the public record.