May 22, 2026
You've found the home you love, your offer has been accepted, and now you're in contract. Somewhere in the middle of all the paperwork, someone mentions a title search. If you're buying for the first time, you might nod along and quietly wonder what that actually means. It's one of the most important steps in the entire purchase process, and understanding it can save you from some very costly surprises.
A title search is a review of public records to confirm that the person selling you a property actually has the legal right to sell it, and that there are no outstanding claims or debts attached to it. Think of it as a background check, not on the seller, but on the property itself.
Every time a property changes hands, that transaction gets recorded publicly. Those records can go back decades, sometimes longer. A title search traces that chain of ownership, looking for anything that could cloud your claim once you close.
The goal is to surface anything that could become your problem after closing. The most common issues include unpaid liens, where a previous owner's debt, whether to a contractor, a lender, or the city for back taxes, follows the property rather than the person. Errors in public records, like a misspelled name or an incorrect property description, can also create complications. In rarer cases, unknown heirs from an unsettled estate or even fraudulent deed transfers can surface. In a market like New York City, deed fraud is more common than most people realize.
None of these are automatically deal-breakers. Most issues found during a title search can be resolved before closing. What matters is catching them early, because once you take ownership of a property with an unresolved title problem, it becomes your burden to fix.
Title insurance is a one-time policy, purchased at closing, that protects you if a problem surfaces after the deal is done, even one the title search didn't catch. As the American Land Title Association explains, unlike other insurance that protects against future events, title insurance protects against things that already happened in the past.
There are two types: a lender's policy, which your mortgage lender will almost certainly require, and an owner's policy, which protects you directly. In New York, the owner's policy is optional but most real estate attorneys strongly recommend it. Given the size of the purchase, it's one of the more worthwhile closing costs you'll pay. The New York State Department of Financial Services sets regulated rates for title insurance in New York, so premiums are consistent across providers.
Work with a real estate attorney from the start. In New York, attorney representation is standard in residential transactions, and your attorney will oversee the title search and walk you through anything that comes up. Ask questions freely. You should never feel like you're signing off on something you don't understand. The title search is one of those steps working quietly in your favor, making sure the home you're buying is truly and cleanly yours.
Disclaimer: This content is intended for informational and educational purposes only and is not intended to be construed as legal, tax, financial, or insurance advice. Every property and tax situation is unique. Please consult a licensed attorney, CPA, or tax professional regarding your specific circumstances before making any decisions related to property improvements, tax assessments, or real estate transactions. Mohammed M. Rahman is a licensed real estate broker in New York. Contact: Mo@ClosedByMo.com.
