The Expert Podcast

An abstractor or title searcher is a person who has knowledge and experience in conducting a real estate title search. You might think, "Aren't real estate records public records?" They absolutely are, but a real estate title is not a single, standalone document. The term "real estate title" refers to the process of checking the ownership history of a property. Unlike a car title, which is a simple one-page document, a real estate title is an overview of who owns the property.

This involves examining documents such as deeds, liens, and mortgages. A deed and a title are two different things. For example, a property deed records the transfer of ownership between individuals. It includes details like the names of the buyer and seller (e.g., John Smith and Bruce Weinstein), a legal description of the property (e.g., Lot 15B, Cross Winds), signatures, notary stamps, and filing information. These details are critical, as they provide a complete legal record of the transaction and the property itself.

To obtain an accurate description of a real estate title, you need a title search or a title abstract, which is conducted by a title abstractor. While these records are public, they are often not electronic. In many counties, property documents are still stored as paper records. By law, property records must be maintained at the county level. With 3,611 counties across the United States, each has its own records room, which could range from a simple filing system to a large room filled with books.

Accessing these records often requires physically going to the county office, pulling books off shelves, and reading deeds. Unlike digital data, such as a Google search, these records need to be manually reviewed. If a property has been sold multiple times, all prior transactions must be examined to establish the current ownership. This applies to mortgages as well, adding another layer of complexity.

A title abstractor specializes in this work. They are often found in county records rooms, spending their days conducting searches for title companies, attorneys, mortgage companies, and even individuals. They can provide services to companies and individuals alike, creating title reports or abstracts that summarize the ownership and legal status of a property.

If you need title insurance, that typically involves an attorney or a title escrow company. However, title searches and title abstracts are essential for identifying the true ownership of a property, any liens or mortgages on it, and the overall status of its legal history. A title abstractor is the professional you need to ensure thorough and accurate property research.