A title search is the foundation of every real estate transaction. It examines decades of public records to determine whether the seller actually owns what they're selling — and whether the property comes with hidden obligations. In Bucks County, a thorough search covers records at the Recorder of Deeds, the Prothonotary's office (for judgment liens), and the tax claim bureau (for delinquent taxes).
The search traces the chain of title — the sequence of conveyances from owner to owner — typically going back 60+ years. Along the way, the searcher identifies anything attached to the property: outstanding mortgages or liens, unpaid property taxes or municipal liens, judgment liens against the seller, easements and restrictions (utility, access, conservation), errors in prior deeds (misspelled names, incorrect legal descriptions), boundary disputes or survey discrepancies, and undisclosed heirs or defective estate administration. Any of these can delay or derail a closing.
A title search is only as good as the records it examines — and some defects are invisible even in a clean search (forged deeds, unknown heirs, clerical errors in recording). Title insurance protects against these hidden risks.
Lender's policy: Required by virtually every mortgage lender. Protects only the lender's interest, not the buyer's. Coverage decreases as the mortgage is paid down and disappears when the loan is satisfied.
Owner's policy: Protects the buyer. Issued at closing for a one-time premium and remains in effect for as long as the buyer (or their heirs) own the property. Optional but strongly recommended — especially given that the premium is modest relative to the property value (typically $1,000–$3,000 for a residential purchase).
Unreleased mortgages: The seller paid off their mortgage years ago but the lender never recorded a satisfaction. This is the most common title defect we see. Resolution requires tracking down the lender (or its successor) and obtaining a satisfaction piece or filing a quiet title action.
Estate-related defects: A prior owner died and the property was transferred without proper probate. Heirs who weren't included may have valid claims. This often surfaces in family properties that passed informally between generations.
Judgment liens: A judgment against the seller (or a prior owner with the same name) creates a lien on all real property in the county. These must be resolved before closing — either by payment, subordination, or demonstrating that the judgment belongs to a different person.
Title Search Timeline
In Bucks County, a standard title search takes 5–10 business days. Rush searches are available for an additional fee. Order the search as early as possible in the transaction — title problems discovered late create closing delays and leverage imbalances.
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