Title Search & Examination
We find the problems before they become yours.
A title search protects you from unknowingly inheriting a previous owner's issues. Our examiners trace the chain of title through county records, court dockets, tax rolls and municipal lien searches, then work to clear every exception so the title we insure is clean.
- What's included
- Full county records search and examination
- Municipal lien, code violation and open-permit search
- Estoppel letters from HOA and condo associations
- Tax certificate and special-assessment check
- Written title commitment with every requirement spelled out
Chain of title
Every deed, mortgage, satisfaction, probate and divorce that touched the property, reviewed for gaps, defective legal descriptions and improperly executed documents.
Liens and judgments
Mortgages, HOA and condo liens, IRS and state tax liens, construction liens, child-support and civil judgments against any owner in the chain. All must be paid, released or insured over before you close.
Municipal lien and permit search
South Florida cities are aggressive with code-enforcement fines and open permits, and they do not always show up in county records. We order a municipal lien search on every residential file so a $40,000 code lien never surprises you at the table.
Ready to open your file?
Call or text Sarnia directly, or send the contract and we start today.
Title Search & Examination: common questions.
Don't see yours here? Call us. Explaining title is half of what we do.
How long does a title search take?
Most residential searches are back in 3 to 5 business days. Complex chains, estates and commercial parcels can take longer, which is why we order the search the day we receive your contract.
What happens if the search finds a problem?
We tell you right away and lay out the options: a payoff at closing, a release from the lienholder, a corrective deed, a probate, or in some cases insuring over the defect. Most issues are curable. The goal is to solve them before closing day, not on it.
Do I need a survey?
For a purchase with a lender, almost always. A current survey lets us remove the survey exception from your policy and reveals encroachments, easements and setback issues that a records search cannot.
Let's open your file.
Send us the basics and a title expert will reach out with a quote and next steps, usually the same business day.
(754) 366-6468 · call or text
Monday to Friday
Evenings and weekends by appointment