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  • Marino & Marino, P.C.


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For many navigating the complexities of home buying, one aspect often shrouded in mystery is the Title Search. While critical, it remains unfamiliar territory for many. So, what exactly is a title search, and why does it carry such immense significance?

Let's unravel the mystery surrounding this integral component of property acquisition in Massachusetts.

A title search is a thorough examination of public records to determine and confirm the legal ownership of a property. Its purpose is to ensure the property has a clean title, free from any claims or liens that could impede a real estate transaction.

It typically involves researching potential defects through public records such as deeds, tax liens, court judgments, and other relevant documents. Conducting a title exam is essential in protecting your investment when buying or selling real estate.
From many years of experience as a Realtor, a title search is a crucial element when purchasing a Massachusetts home. Over the years there have been several occassions when encumbrances have surfaced during the course of a sale.
Having an excellent real estate attorney is crucial in these circumstances. Sometimes experience and solid negotiation skills are needed to clear liens and other title defects.


  • According to the American Land Title Association, nearly 15% of all residential real estate transactions have issues with the title found during the title search process.

  • Statistically, professionals take approximately 10-14 days to complete a thorough title search. However, it can vary depending on the complexities and age of the property.

  • A recent survey by ClosingCorp revealed that more than one in three (35%) homebuyers are confused by title insurance and its purpose. It emphasizes the importance of understanding aspects like property title searches.


Before delving too deeply into the significance of title searches, it's crucial to understand what this process entails. Title searches involve a thorough examination of public records to ascertain and confirm the legal ownership status of a property.

This procedure primarily includes researching potential defects by scrutinizing public records like deeds, tax liens, land records, and court judgments.

The primary objective of a title examination is to ensure that the property holds a clean title, meaning there are no claims or liens that could impede the completion of a real estate transaction.

Typically, title searches are conducted by title companies, although individuals and businesses can also undertake them. In Massachusetts, a real estate attorney usually performs title searches when buying a home, as the state operates under an attorney-driven real estate transaction system.

It's worth noting that mortgage lenders mandate a title search as a prerequisite for granting a mortgage. They will not proceed with a mortgage if the property does not have a clear title.

Even when not obtaining a home loan, real estate experts, such as Paul Sian, a Cincinnati Realtor and attorney, emphasize the importance of having title examinations to ensure a comprehensive understanding of the property's ownership status.
When paying cash for a property, it usually means the buyer wants to close sooner rather than later. The desire to close fast should not override the need to have a proper title search performed. The title search will turn up any issues or hidden liens with the property. Those hidden liens can cost the buyer a lot more down the line.
Skipping the title search will also mean the buyer cannot get title insurance, adding another protection layer. With title insurance, buyers can protect themselves against any liens or claims not discovered during the initial title search.


Buying a house without a comprehensive understanding of existing liens and ownership-related issues might seem easy initially, but it could pose challenges in the future.

In essence, a title search involves the examination of public records to ascertain and confirm a property's legal ownership.

The individual responsible for conducting this search is known as a title abstractor, an expert who reviews public records to gather all relevant information and legal documents related to a property. The culmination of this process is the creation of an abstract of title, a document that provides a recorded timeline of all documents and transactions associated with the property.

Within this abstract, one may find details about current and former property owners, historical property surveys, intersecting easements, as well as information about any wills or legal disputes related to the property. This comprehensive document plays a crucial role in ensuring a clear understanding of the property's ownership history.


The fundamental aim of this examination is to provide the buyer with a clear understanding of what they are committing to when acquiring a property.

Whether involved in commercial or private real estate transactions, conducting these searches serves as a protective measure for both the buyer and seller, guarding against unforeseen complications that may arise in the future.

Relying solely on the seller's word regarding the history of a property is insufficient for buyers. Instead, it is imperative for them to legally verify this information. By engaging in title searches, buyers ensure that they exercise due diligence before making any home purchase.

Now that we've delved into a comprehensive understanding of what title searches involve, let's further explore the importance and significance of performing them.


A thorough property title examination involves scrutinizing various documents, including deeds, court judgments, and tax liens. The overarching goal of this process is to confirm that the property's title is clean. A clean title implies that there are no lingering claims or liens that could impede the smooth completion of a real estate transaction.

Consider the scenario of purchasing a property, only to discover an undisclosed outstanding lien. Such an unforeseen circumstance could result in substantial delays and, in some cases, lead to an unsuccessful sale.

Conducting a conveyancing search proves instrumental in mitigating these risks by proactively identifying potential "red flags" or issues before they become obstacles in the real estate transaction process.


A significant portion of the Massachusetts title search process involves the identification of liens and tax-related matters. Liens are legal claims against a property or individual, typically arising from unpaid debts, court orders, or taxes.

During the search, any outstanding liens recorded against the property or the current owner should be revealed. Resolving these recorded liens becomes a prerequisite before transferring ownership to avoid the new owner inheriting existing liabilities.

Tax issues also come to the forefront during title searches, shedding light on any unpaid taxes associated with the property or its owner. Compliance with tax requirements is strictly enforced by every jurisdiction, with violations potentially leading to penalties or fines.

Potential buyers can proactively identify and address these issues by conducting a thorough title search before proceeding with the property transaction.

Sellers, in turn, must ensure they have settled all outstanding debts with creditors or claimants before selling their properties. Failure to do so may expose them to disputes, including possible lawsuits, related to clouded titles.

Here are some examples of potential issues that may surface during the search:


The title examination process is intricate, involving specific steps meticulously followed to ensure a clean title and minimize future complications.

Title experts initiate the process by identifying the structure and boundaries of the property. This involves conducting comprehensive public record searches, scrutinizing legal documents, and verifying the chain of title and lien searches.

Additionally, these experts meticulously review any declarations or easements associated with the property, survey the premises, and assess pertinent tax data.

For those unfamiliar with conducting a title examination, the task may pose challenges. Seeking professional assistance from attorneys or experienced title search companies well-versed in this type of research is a prudent approach.

Nevertheless, gaining a basic understanding of the fundamental procedures involved in any title examination process can be beneficial.


Public records, maintained by the government, are open registers accessible to anyone seeking information. When conducting a title search for a specific property, it is essential to scrutinize various crucial records available in different formats, such as books, microfilms, digitized images, or index cards.

Navigating through extensive public documents can be time-consuming, necessitating the identification of specific sections containing pertinent information swiftly.

A starting point in exploring public records is to look for deeds at the local courthouse or recorder's office. Deeds explicitly list previous owners, providing a precise chain-of-title evidence over time.

Other essential documents include wills of previous owners or probate records, offering details on will execution to validate the legality of current ownership.
Checking power-of-attorney agreements used by real estate agents, along with recorded mortgage documents containing financial commitments related to the property, is also crucial.

Adhering to document standards and understanding any specific syntax, acronyms, or legal language is helpful. Learning from document history and consulting officials responsible for these public records can enhance the effective use of gleaned information. For further assistance with navigating public records in Massachusetts, consider reaching out to us at Marino & Marino, P.C.


Before proceeding with any real estate purchase, it is crucial to undertake a title search to confirm the property's ownership status. This involves a thorough examination of public records to validate legal ownership and identify any potential claims or liens affecting the property.

This ownership verification process is vital to ensure that the property possesses a clean title, allowing for a secure transaction without the risk of future disputes. The search involves uncovering defects through an analysis of public records, including deeds, tax liens, land records, and court judgments.

For instance, unpaid taxes in the property's history may lead to the imposition of liens, potentially complicating or even preventing the purchase process. Additionally, homeowners might be unaware of existing claims against their properties until a buyer initiates a title search, revealing issues like improperly transferred titles and seller-incurred liabilities.

These considerations emphasize the importance of conducting the ownership verification process before progressing further in any real estate transaction.


The timeframe for completing a title search is contingent on the complexity of the property documents. The process involves collecting records from diverse sources, and delays may arise if certain offices are sluggish in responding.

Once the documents reach the title company examiner or attorney, a thorough review of the paperwork is conducted to identify any existing claims. The duration for this examination can vary, ranging from a few hours to several weeks. However, as a general guideline, title searches typically take 1-2 weeks to complete in Massachusetts.


Conducting a title search can pose challenges, particularly with its intricate legal nuances, especially if one is unfamiliar with courthouse records. Hence, seeking professional assistance for a title examination is often recommended.

While opting to perform the search independently might seem like a cost-saving measure initially, it could lead to higher expenses in the long run. Unidentified defects in the property, such as outstanding mortgages or liens, could surface, necessitating additional costs before completing the purchase.

Engaging a professional for a title search ensures accurate and legal adherence to guidelines, minimizing the risk of overlooking crucial details or failing to verify ownership rights efficiently.

There are two main options for conducting a title search: hiring an attorney or utilizing a title company. Each option comes with its own set of advantages and disadvantages. Below, we'll delve into a breakdown of the pros and cons of both choices to assist you in making an informed decision based on your preferences.


Engaging professional assistance for title searches, whether through a title company or a real estate attorney, comes with both advantages and disadvantages.

Opting for expert services can offer peace of mind, ensuring that the title search is thorough and accurate, thereby minimizing the likelihood of encountering legal issues in the future.

Title professionals bring years of experience and expertise in navigating intricate legal documents and courthouse records. This can be especially beneficial as the complexities involved may pose challenges for individuals without a legal background.


The importance of a real estate title search should never be overlooked. Even when buying a home for cash in Massachusetts, you should always have an examination performed.

Bottom line, hiring a professional is desirable if you find yourself unable to:

  • To navigate complex legal documents

  • To place value as a novice in navigating through fora unfamiliar territory

  • If time is critical to you

If you need further guidance, feel free to reach out to Marino & Marino, P.C. for professional assistance and an easy process for your real estate title search!

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