What Does a Title Exam Actually Look For?

When you buy real estate, you are not simply buying land, a house, or a building. You're stepping into that property's legal history. Every previous owner, every mortgage, every tax payment, and every court judgment attached to that property can affect your ability to claim clean ownership. That is why a title examination is one of the most critical, and often overlooked, steps in the real estate process.

A title exam is a detailed review of public records that verifies the property's ownership history and uncovers any legal issues that could interfere with your rights as a new owner. While many buyers focus on inspections or appraisals, a title exam protects you in a very different way: it protects your right to actually own the property without legal challenges or hidden debts attached to it.

During a title examination, your title attorney or title company will review a range of documents and filings related to the property, including:

• Chain of title: ensuring that ownership has passed legally from one party to another, with no gaps or missing links

  
  

• Outstanding mortgages, liens, or judgments: checking for unpaid debts secured by the property

  
  

• Unpaid property taxes: identifying any tax obligations that could create a lien

  
  

• Easements and restrictions: confirming if others have legal rights to access or use part of the property

  
  

• Accurate legal description: verifying that the property matches survey records and boundaries

  
  

• Probate or succession records: making sure any inherited property has properly transferred through legal processes

Any of these issues, if unresolved, could delay your closing, or worse, threaten your ownership rights after the sale. Even seemingly small mistakes, like a typo in a previous deed or an incorrectly recorded mortgage release, can cause major problems if they are not caught and corrected before the property transfers to you.

Real-world problems from missed title issues happen more often than most buyers realize. Imagine purchasing what appears to be a beautiful, move-in-ready home, only to find out months later that a contractor from years ago placed an unpaid lien against the property. Without a thorough title exam and proper clearance, you could end up responsible for someone else's unpaid debts. In Louisiana, succession problems are also common. A property that has passed through generations without a formal succession proceeding can have multiple legal owners—some of whom may not even know they own a share. If the title exam misses an unresolved heir, you could find yourself facing an unexpected ownership challenge.

One of the most common misconceptions is that a property that "looks good" must have a clean title. In reality, title issues are invisible. Fresh paint, new landscaping, and even a recent renovation have no connection to whether the property is free of legal encumbrances. Another misunderstanding is believing that a title exam alone offers full protection. While a detailed examination greatly reduces risk, it cannot guarantee protection against future claims arising from fraud, forgery, undisclosed heirs, or recording mistakes that are not apparent in the current public records. That is where title insurance becomes essential.

• A title exam identifies and addresses known risks before closing

• Title insurance protects against unknown risks that could emerge after you take ownership

  
  

Skipping a thorough title exam is like buying a used car without checking the engine or verifying its maintenance history. Everything may seem fine until you are the one dealing with the consequences. By investing in a comprehensive title examination and securing owner's title insurance, you protect your investment and your future ownership rights.

If you are preparing to buy real estate, make sure you are not just relying on appearances or assumptions. A properly conducted title exam gives you peace of mind, clears the path for closing, and prevents surprises later.