←Home/Templates/Real Estate/Title Search Checklist

Title Search Checklist

Closer, Buyer, and Real Estate Counsel Resource

Review a title search with a checklist for buyers, sellers, closers, and real-estate attorneys. Collect the title commitment or preliminary report, Schedule A parties and legal description, Schedule B exceptions, recorded liens, survey or plat, HOA and tax status, and curative documents (releases, affidavits, estate papers). Title practice is state-specific; a commitment is not a policy until issued. Not legal advice; confirm exceptions and endorsements with the title company or counsel before you waive objections.

Title Search Checklist form template preview

Key Benefits

Match Schedule A names and legal description to the deed
Read every Schedule B exception, not just the first page
List open mortgages, judgments, and tax liens
Compare the survey to easements on the commitment
Collect releases and affidavits that will clear exceptions
Confirm who will issue the owner’s and lender’s policies

Common Use Cases

Residential closings during the title-objection periodCash buyers reviewing a preliminary reportAttorneys curing estate or divorce title issuesRefinance title updatesCommercial commitments with long exception listsFSBO sellers ordering a commitment before listing

Frequently Asked Questions

What is a title commitment?
It is the title company’s offer to issue a policy if listed requirements are met. Schedule A identifies the proposed insured and land. Schedule B lists requirements and exceptions that will not be covered unless removed or endorsed.
What curative documents are common?
Mortgage releases, satisfaction of judgments, HOA estoppels, death certificates and probate papers, name-affidavits, and survey updates. The commitment’s requirements section lists what that file needs.
Is a title search the same as title insurance?
No. The search and commitment support underwriting. The policy, issued at closing, is the insurance contract. Review both the exceptions you will live with and the endorsements you asked for.
Is this legal advice?
No. Title standards and marketable-title rules are state-specific. Object in the manner and time the purchase contract requires, and confirm coverage with the issuer.

Checklist

Report

Current title commitment or preliminary report with effective date
Required

Confirm the file number matches escrow.

Schedule A

Schedule A: proposed insured, estate, and legal description
Required

Must match the deed and purchase contract parties.

Exceptions

Schedule B exceptions list with copies of listed easements and CC&Rs
Required

Read documents, not only the short exception text.

Liens

Open mortgages, judgments, tax liens, and HOA liens to be paid
Required

Payoff requests for each.

Survey

Survey or plat and any survey exception to be endorsed or removed

Compare encroachments to the commitment.

Taxes

Tax certificate or status and special-assessment letters
Required

Prorations depend on this.

Curative

Releases, affidavits, estate papers, and other requirement documents
Required

As listed in Schedule B requirements.

Insurance

Requested owner’s and lender’s policy types and endorsements
Required

Confirm at closing that issued policies match the request.