Residential & Commercial Property Research
Title Searches with a Clear Purpose
We research available property and public records to help identify ownership, mortgages, liens, judgments, easements, restrictions, and other matters connected with real estate.
Property Research
The right search begins with understanding why the information is needed.
- Purchase and sale transactions
- Residential and commercial refinancing
- Ownership and deed research
- Mortgage, lien, and judgment searches
- Estate, legal, and professional research requests
Understanding the Search
What Is a Title Search?
A title search is a review of available records connected with a property, its owners, and the interests or claims that may affect it.
The search may trace ownership through recorded deeds, identify existing mortgages and liens, review judgments, and locate easements, restrictions, tax information, or other documents relevant to the requested purpose.
Not every search has the same scope. A purchase requiring title insurance may involve different research than a standalone ownership search, an estate matter, a mortgage update, or a commercial lien request.
We begin by understanding why the search is needed and then confirm the property, parties, county, effective date, and requested report.
Why Order a Search?
Property Records Can Answer Different Questions
The requested purpose helps determine the search period, names, record sources, effective date, and type of report that may be appropriate.
Transaction
Buying or Selling Property
Research used to identify recorded ownership and title matters that may affect a proposed transfer.
Financing
Obtaining or Replacing a Loan
Current title research used in connection with a new mortgage, refinance, construction loan, or other property-secured financing.
Ownership
Confirming the Record Owner
A focused review to identify the current recorded owner and the deed through which that owner acquired title.
Estate Planning
Trust, Estate or Family Matters
Research requested to help professionals identify record ownership and property documents relevant to estate or planning work.
Liens
Reviewing Recorded Obligations
Research involving mortgages, judgments, tax liens, municipal claims, financing statements, or other requested obligations.
Professional Research
Legal, Accounting or Business Use
Property or party research requested by attorneys, accountants, lenders, investors, municipalities, or other authorized professionals.
Available Search Scopes
Not Every Request Requires the Same Research
Search availability and terminology may vary by county, property, transaction, record source, and intended use.
Transaction Title Search
Property research completed in connection with a purchase, sale, refinance, construction loan, or other real estate transaction.
- Ownership and deed history
- Mortgages and recorded liens
- Judgment and tax research
- Easements and restrictions
- Property and parcel information
Current-Owner Search
A more focused search beginning with the current recorded owner and the deed by which that owner acquired the property.
- Current record owner
- Current vesting deed
- Open mortgages within the requested scope
- Requested liens or judgments
- Applicable record copies
Ownership or Chain Research
Research tracing recorded ownership through a requested period or series of transfers.
- Prior owners and conveyances
- Deed references
- Legal-description changes
- Estate or fiduciary transfers
- Available supporting documents
Lien and Judgment Search
A search focused on specified property or party obligations within an agreed scope.
- Mortgages
- Judgments
- Federal or state tax liens
- Municipal claims
- Other requested public filings
Update or Date-Down Search
An update from an earlier effective date through a new requested date to identify later filings or changes.
- New deeds or ownership filings
- New mortgages or assignments
- New liens or judgments
- New releases or satisfactions
- Other later-recorded matters
Commercial and Entity Search
Research involving commercial property, business entities, borrowers, owners, guarantors, or other transaction parties.
- Commercial property records
- Entity filing information
- Judgment and lien research
- Financing-statement research
- Requested party-name searches
Tell us why the information is being requested, who will rely on it, and the property or parties involved. We will help identify an appropriate search scope or explain what additional professional guidance may be needed.
Potential Record Sources
What May Be Reviewed during a Title Search?
The records reviewed depend on the county, requested search, property, parties, effective date, and available public information.
Deeds
Recorded transfers showing owners, grantors, grantees, legal descriptions, deed references, and conveyance information.
Mortgages
Recorded mortgages, assignments, modifications, satisfactions, releases, and related financing documents.
Judgments
Available civil judgment records searched against the applicable property owners or other requested parties.
Tax Liens
Available federal, state, or local tax-lien information within the requested search scope.
Municipal Claims
Available municipal lien, utility, assessment, or claim information when included in the requested search.
Easements
Recorded rights of way, access rights, utility easements, shared driveways, and other property rights.
Restrictions and Covenants
Recorded declarations, restrictions, agreements, and covenants that may affect the use or ownership of the property.
Estate and Court Records
Available probate, estate, fiduciary, divorce, bankruptcy, or court information when relevant to the requested search.
Tax and Parcel Information
Available parcel numbers, assessment information, property-tax data, municipality, and ownership records.
Entity Records
Available business registration, status, name, filing, or authority information when included in the order.
Financing Statements
Requested Uniform Commercial Code or related financing records when applicable to a commercial or entity search.
Recorded Plans or Surveys
Available recorded subdivision plans, lot plans, or survey references when they are part of the public record.
Common Search Findings
Recorded Matters Do Not Always Disappear on Their Own
A search may identify routine documents, older records, or issues that require additional information before a transaction can proceed.
Some matters can be addressed through a payoff, release, satisfaction, affidavit, corrective document, prior title policy, estate record, entity authorization, or additional underwriting review.
Other matters may need to be reviewed by an attorney, surveyor, municipality, lender, creditor, court, tax professional, or another qualified adviser.
An older mortgage without a recorded satisfaction
A judgment or tax lien filed against an owner
A difference in owner names or marital status
An estate, trust, or entity in the chain of ownership
A recorded easement, right of way, or restriction
An error or inconsistency in a legal description
A deed that was signed but not properly recorded
A municipal, tax, or assessment issue requiring review
How the Search Is Completed
From Research Request to Delivered Results
The exact process varies according to the search type, county, available records, and requested deliverable.
Submit the Request
Provide the property, parties, county, intended use, requested search type, and required completion date.
Confirm the Scope
We review what information is needed, the applicable search period, party names, effective date, and report format.
Research the Records
The applicable deed, mortgage, court, tax, lien, entity, municipal, or other available records are searched.
Abstract the Information
Relevant documents, filing information, ownership changes, liens, and other findings are organized.
Review the Search
The completed research is reviewed for the requested scope and prepared for delivery or further title examination.
Deliver the Results
The requested report, abstract, copies, or title package is delivered using the approved method.
Know What You Are Ordering
A Search Is Not the Same as Every Other Title Service
These services may be connected, but each has a different purpose and deliverable.
Research
Title Search
Gathers and organizes available property and party records within the requested scope.
Analysis
Title Examination
Reviews search results in relation to ownership, transfer, financing, insurability, or another requested purpose.
Proposed Insurance
Title Commitment
An offer to issue a specified policy after listed requirements are satisfied, subject to exceptions and other terms.
Insurance
Title Policy
Provides coverage to the named insured against certain covered title risks under the terms of the policy.
Need More Than Research?
Explore Our Complete Title Services
Learn about title commitments, owner’s and lender’s policies, payoff coordination, recording, and post-closing title work.
Important Limitations
What a Title Search Does Not Automatically Provide
A public-record search is valuable, but it does not answer every possible question about a property.
A Physical Property Survey
Boundary lines, encroachments, structures, and physical conditions generally require survey or inspection work.
A Zoning or Land-Use Opinion
Permitted use, setbacks, occupancy, and municipal approvals require separate zoning or legal review.
An Environmental Assessment
Environmental conditions and contamination require specialized investigation.
A Property Inspection
The search does not determine the physical condition of a building, systems, land, or improvements.
A Guarantee against Every Possible Claim
Some risks may be unrecorded, improperly indexed, undisclosed, fraudulent, or outside the search scope.
Legal Advice
Questions about legal rights, disputes, interpretation, strategy, or remedies should be addressed by an attorney.
Search Timing
Turnaround Depends on the Search and the Records
We work to return searches promptly, but not every county, property, party, or record source can be researched on the same schedule.
A straightforward current-owner search in a county with complete online access may move differently than a multi-parcel commercial search, older chain of title, estate matter, or county requiring manual document retrieval.
Tell us about a contractual, financing, court, due-diligence, or professional deadline when placing the order. We will review the request and communicate about timing.
Timing May Be Affected By
- The county and available online access
- The number of properties or parcels
- The number of names being searched
- The requested search period
- The age and complexity of the title history
- Estate, trust, divorce, or entity involvement
- Commercial lien or financing-statement requests
- The need for document copies or in-person retrieval
- Record-office availability or system interruptions
- Additional research requested after initial findings
Who We Work With
Property Research for Clients and Professionals
Buyers and Sellers
Research connected with a purchase, sale, ownership question, or planned property transfer.
Lenders
Title research supporting mortgage, refinance, construction, and commercial-loan transactions.
Real Estate Professionals
Property information for pending transactions or questions requiring early title review.
Attorneys
Searches for transactions, estates, litigation, ownership, planning, foreclosure, or other legal work.
Accountants and Advisers
Property and ownership research supporting estate, entity, tax, planning, or client-advisory work.
Investors and Businesses
Residential, commercial, lien, entity, and due-diligence research for potential transactions.
Order a Search
Information That Helps Us Begin
Send what is currently available. We will review the request and contact you if additional details are needed to confirm the scope.
Property Information
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Complete property address
Include the municipality, county, state, and ZIP code.
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County and municipality
Confirm where the property is legally located.
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Parcel or tax identification number
Include all parcel numbers for multi-parcel property.
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Current owner’s name
Use the full legal name when known.
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Prior deed or title policy
Provide available copies or recording references.
Search Instructions
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Reason for the search
Purchase, refinance, estate, lien review, planning, or other use.
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Requested search type
Describe the scope or ask us to help determine it.
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Names to be searched
Include individuals, businesses, trusts, or estates.
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Requested effective date
Identify the date through which the search is needed.
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Required deadline
Explain any closing, financing, court, or due-diligence date.
Delivery and Contacts
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Ordering party
Provide the name, organization, email, and telephone number.
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Authorized recipients
Identify who should receive or discuss the results.
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Requested report format
Describe whether document copies or references are needed.
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Billing information
Identify the person or organization responsible for the order.
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Special instructions
Explain unusual ownership, parcels, names, or research concerns.
Ready to Submit the Property?
Send the available information and we will review the request before confirming the scope.
Title Search Questions
Understand the Request before Research Begins
Search scope and results vary by property, county, record source, party names, intended use, and requested effective date.
View All FAQsHow is a title search different from a title commitment?
A title search gathers and organizes available property and party records. A title commitment is an offer to issue a specified title-insurance policy after its listed requirements are satisfied.
Can I order a title search without buying title insurance?
A standalone search may be available for certain ownership, estate, lien, planning, legal, commercial, or professional research requests. Confirm the intended use so the appropriate scope and deliverable can be discussed.
How long does a title search take?
Timing depends on the county, search type, property, number of parcels and names, record availability, title history, and whether documents must be retrieved manually. Provide any firm deadline when placing the order.
Does a title search show the property boundaries?
Not necessarily. A search may locate recorded plans, surveys, or legal descriptions, but physical boundaries, encroachments, and improvements generally require a current survey.
Will the search show every lien against the property?
The search reviews available records within the confirmed scope. Results can be affected by search periods, party names, indexing, filing offices, record availability, and matters that are not properly recorded.
What happens if an old mortgage is found?
Additional information may be needed, such as a payoff, satisfaction, release, prior policy, creditor response, affidavit, or underwriting review. The appropriate response depends on the document and intended transaction.
Can you search a person or business without a property?
Certain judgment, lien, entity, or commercial searches may be available based on a person or business name. Exact names, prior names, jurisdictions, and the intended use should be provided.
Does a title search provide legal advice?
No. The search reports available record information within its scope. Questions about ownership rights, disputes, document interpretation, legal effect, or remedies should be reviewed with an attorney.
Can a title search be updated later?
An update or date-down search may be ordered to review filings occurring after an earlier effective date. The original search, property, parties, and new requested date should be provided.
Property-Record Resources
Learn More about Pennsylvania Land Records
These official resources provide general information about deeds, land records, business records, liens, and title services.
State Land Records
Information about Pennsylvania land-office records, deeds, surveys, patents, and county-level recording.
Visit Resource → Pennsylvania ResourceHome and Property History
Guidance concerning deeds, ownership research, property history, and available Pennsylvania resources.
Visit Resource → Pennsylvania ResourceBusiness Record Searches
Information about searching Pennsylvania business entity names, status, and filing histories.
Visit Resource → CFPB ResourceTitle and Closing Services
Independent information about title searches, title insurance, and other closing-related services.
Visit Resource →General Information Only: This page describes general property-research services and does not constitute a title report, title commitment, title-insurance policy, abstract certification, legal opinion, property survey, zoning report, environmental assessment, property inspection, tax advice, or legal advice. Search scope, record sources, search periods, effective dates, report formats, available documents, turnaround times, and findings vary according to the property, county, parties, intended use, available records, applicable law, and individual request.
Need Property Research?
Start with the Property and the Question You Need Answered
Send the property, party, county, intended use, and deadline. We will review the information and contact you about the appropriate next step.