Title Search/Examination
A title search reviews public records before a transaction is finalised in order to establish the property's ownership history — previous owners, any outstanding liens or judgments, and any existing restrictions or easements. A title examination goes further: an in-depth analysis of everything the search produced, including deeds, mortgages and easements, carried out to identify defects that have to be resolved before the sale.
Led by a practicing attorney
10+ years in real estate and law
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English, Russian, Ukrainian
What is the difference between a title search and a title examination?
A title search and title examination are similar but distinct services. A title examination is a more detailed process than a simple title search. It involves an in-depth analysis of all collected information to identify any potential issues or defects. This process reviews documents such as deeds, mortgages, and easements related to the property. A title search involves reviewing public records before the transaction is finalized to determine the property's ownership history. It includes information about previous owners, any outstanding liens or judgments, and any existing restrictions or easements. The goal of a title search is to uncover any potential risks with the property’s ownership that need to be addressed before the sale.
What does a title search look for?
Previous owners and the chain of ownership
Outstanding liens and judgments
Existing restrictions and easements
What else is checked during due diligence?
Depending on the property, we handle or coordinate lien searches, property condition reports, surveys, environmental assessments and zoning reviews. We also manage association payoff demands and estoppel certificates, so a buyer is protected from violations tied to prior ownership.
What happens if a defect is found?
It is cleared before closing. We review the title insurance commitment and confirm that all parties have complied with the established requirements — such as mortgage loans, liens or court judgments — and provide the title documentation the buyer's financing requires.
How a transaction runs from offer to post-closing
Most matters follow the same eight stages: offer, contract, due diligence, financing where it is needed, clearing title conditions, document preparation, closing and post-closing. Each stage and what we do in it is set out in full on our About page.
See the eight stages in detail →
Frequently asked questions
Is a title search the same thing as title insurance?
No. A search and examination identify risks in the ownership record before closing; title insurance protects you financially if a covered defect surfaces afterwards.
What is reviewed during a title examination?
Documents relating to the property, including deeds, mortgages and easements, are analysed in depth to identify any potential issues or defects.
Do you check for unpaid association amounts?
Yes. As part of due diligence we manage association payoff demands and estoppel certificates, so that the buyer is protected from violations tied to prior ownership.
What else is covered by due diligence?
Depending on the property: lien searches, property condition reports, surveys, environmental assessments and zoning reviews.
Talk to an attorney about your matter
Call the office, or send a message and we will come back to you. Meetings are available at our Aventura office or online, in English, Russian or Ukrainian.