What Is a Title Search?

Short answer

A title search is a review of recorded documents to confirm who owns a property and what liens, judgments, easements or other claims are attached to it. In Florida, a title insurer cannot issue a policy until it makes a determination of insurability based on a reasonable title search (F.S. 627.7845, as of November 2026). Problems it finds must be paid off or fixed before you close.

Definition

The research a title agent or attorney does on the chain of ownership and recorded claims against a property, used to issue the title commitment and the title insurance policies.

Worked example

Example only, not a quote: on a $400,000 purchase, Florida's promulgated owner's policy rate is $5.75 per $1,000 on the first $100,000 ($575) plus $5.00 per $1,000 from $100,000 to $1 million ($1,500 on the next $300,000), for a $2,075 premium. A lender's policy issued at the same time for no more than the owner's amount carries a minimum charge of $25 under the rule. Search, endorsement and closing fees are separate and show on your Loan Estimate.

What a title search looks for

• Mortgages that were never satisfied of record
• Judgment, tax, HOA or condo association liens
• Construction liens from contractors
• Breaks in the chain of ownership, such as a missing heir or a bad quitclaim deed
• Recorded easements and restrictions

Under F.S. 627.7845, the insurer must keep the evidence of its search for at least seven years.

Title search vs. title insurance

The search finds known problems before closing. Title insurance protects you and the lender against covered problems the search missed. Every financed purchase needs a lender's policy; the owner's policy protects your equity. Approval of any loan is subject to credit approval and property eligibility.

In South Florida

Florida title insurance premiums are set by the state, not shopped by the title company: the rates in Florida Administrative Code rule 69O-186.003 apply to every insurer (as of November 2026). What you can compare is the title agent's other fees and service. In Miami-Dade, Broward and Palm Beach, a separate municipal lien search for open permits, code violations and unpaid utility bills is common, and condo buyers also need an estoppel certificate.