Title Search & Examination in Florida
A title search is the work that happens before anyone should sign a deed. We examine the recorded chain for the property, look for liens and defects, and put the findings on a commitment so the closing has a written list — not a hope that the tax card looks fine.
Recorded chain
Deeds, estates, and name variations that explain who can actually convey the property.
Liens and judgments
Mortgages, construction liens, recorded judgments, and other claims that attach to the land.
Taxes and restrictions
County taxes, municipal liens where they apply, and recorded easements or covenants.
What a title search is — and is not
A search reads the public record. It does not walk the lot, measure setbacks, or guarantee that the neighbor’s fence is on the line. Those questions belong to a survey and, when needed, a municipal lien search.
Examination is the legal reading of what the search found: what must be paid or released at closing, what can stay as an exception, and what prevents us from insuring the deal as written.
What we look for on a Florida file
Ownership in the chain of title. Open mortgages and equity lines. Construction liens. Judgments against people in title. Probate or missing heirs. Marital interest. Delinquent taxes. Recorded easements, restrictions, and agreements that will bind the buyer after closing.
The commitment is the report. If an item can be cleared, we work it before signing. If it cannot, it is listed so you can decide with your realtor or attorney — not after the deed is recorded.
How search and insurance fit together
The search is how we know what to list. The owner’s and lender’s policies are how the insurer stands behind the insured title after closing, subject to the exclusions and exceptions on the policy.
Skipping the search because a listing looks clean is how people buy someone else’s problem. We do not close that way.
Frequently asked questions
- Is a title search the same as title insurance?
- No. The search finds what is already recorded. The policy is the insurance contract issued after closing. You want both on a purchase.
- How long does a title search take?
- A straightforward Hernando County search can be back in a few business days. Older chains, missing deeds, and probate add time. We start the search as soon as the file is opened.
- Do you search properties outside Spring Hill?
- Yes. We regularly handle Hernando County and nearby Florida closings. Tell us the property address when you send the contract.
Ready to start a title search?
Call Time to Close Title or send the contract. We work Florida files from 3087 Anderson Snow Road in Spring Hill.