How to Do a Title Search in Florida
Knowing how to do a title search in Florida can be extremely important before buying a home, investment property, vacant land, foreclosure, or auction property.
A Florida title search involves researching public records to determine who owns a property and whether mortgages, liens, judgments, easements, restrictions, or other recorded matters may affect the title.
At Title Company of Florida, we help buyers, sellers, Realtors, investors, lenders, and attorneys with title and closing services throughout Florida.
What Is a Florida Title Search?
A title search is an examination of public records relating to a property and its ownership history. The goal is to determine who owns the property and identify recorded matters that may affect ownership or the transfer of title.
A Florida title search may include researching:
- Current property ownership
- Previous owners
- Recorded deeds
- Mortgages
- Mortgage assignments
- Mortgage satisfactions
- Judgments
- Recorded liens
- Property taxes
- Easements
- Restrictions and covenants
- Foreclosure filings
- Probate or estate matters affecting title
- Other recorded documents affecting the property
How to Do a Title Search in Florida Step by Step
Many Florida property records can be researched online. However, there is an important difference between locating public records and professionally examining title.
Step 1: Identify the Property
Start by gathering as much information about the property as possible, including:
- Property address
- County where the property is located
- Parcel identification number
- Current owner’s name
- Legal description
Do not rely exclusively on the street address. Parcel numbers and legal descriptions can be important when researching Florida real estate records.
Step 2: Search the County Property Appraiser
The county Property Appraiser is usually a good place to begin. Most Florida Property Appraiser websites allow searches using the property address, owner’s name, or parcel identification number.
Property Appraiser records may show:
- Owner shown in the property records
- Parcel identification number
- Property address
- Legal description
- Property characteristics
- Assessed value
- References to recorded deeds
Important: A Property Appraiser search is not the same as a complete title search.
Step 3: Search the County Official Records
Next, search the Official Records for the county where the property is located. Depending on the county, these records may be available online through the Clerk of the Circuit Court and Comptroller or another official recording system.
Documents you may need to research include:
- Warranty deeds
- Special warranty deeds
- Quitclaim deeds
- Mortgages
- Mortgage assignments
- Mortgage satisfactions
- Liens
- Judgments
- Lis pendens
- Foreclosure documents
- Probate-related documents
Step 4: Review the Current Deed
Find the deed through which the current owner acquired the property. Review:
- Grantor
- Grantee
- Date of the deed
- Date recorded
- Recording information
- Legal description
- Type of deed
Step 5: Trace the Chain of Title
Finding the current deed is only part of the process. A title search generally involves reviewing previous transfers to understand the property’s chain of title.
Potential issues requiring further investigation may include:
- Missing deeds
- Incorrect legal descriptions
- Name discrepancies
- Estate or probate issues
- Trust ownership
- LLC or corporate ownership
- Potential gaps in the chain of title
Step 6: Search for Mortgages
Search the Official Records for mortgages recorded against the property. When you locate a mortgage, look for a corresponding satisfaction, release, or other recorded document showing how the mortgage was resolved.
Do not automatically assume an old mortgage no longer affects title simply because many years have passed.
Step 7: Search for Liens and Judgments
An important part of understanding how to do a title search in Florida is knowing that searching only the property address may not uncover every relevant record.
Potential records may include:
- Judgment liens
- Construction liens
- Tax liens
- HOA liens
- Condominium liens
- Recorded code enforcement liens
- Other recorded claims
Step 8: Check Property Taxes
Review the appropriate county Tax Collector records to determine the property’s tax status. Look for delinquent taxes or other tax-related matters that may require additional investigation.
Step 9: Investigate Municipal and Association Matters
Not every potential property issue will necessarily appear in a basic Official Records search. Depending on the property and transaction, additional research may be appropriate for:
- Municipal liens
- Code enforcement matters
- Open or expired permits
- Utility balances
- Special assessments
- HOA assessments
- Condominium assessments
- Association estoppels
These searches may be separate from a traditional title search.
Step 10: Review Easements and Restrictions
A property may be subject to recorded documents affecting how it can be used, including utility easements, access easements, drainage easements, declarations, restrictive covenants, maintenance agreements, and development restrictions.
Can You Do Your Own Title Search in Florida?
Yes. Many Florida public records can be searched online, allowing buyers and investors to perform substantial preliminary research themselves.
However, finding a document is different from determining its legal effect on title. You may find an old mortgage, judgment, lien, deed, or other document but still need to determine whether it affects the property, has been properly released, or requires corrective action.
Why Investors Should Run a Title Search Before Buying
Title research can be particularly important for Florida real estate investors. A property may appear to be an incredible deal based on the purchase price while its title history tells a much more complicated story.
Consider appropriate title research before purchasing:
- Foreclosure properties
- Tax deed properties
- Auction properties
- Wholesale properties
- Off-market properties
- Vacant land
- Distressed properties
- Cash purchases
- Probate properties
Before investing thousands of dollars into a property, understand what you’re buying.
Buying a Florida Property at Auction?
If you’re considering a foreclosure auction, tax deed sale, or other Florida real estate auction, consider researching the property’s title before you bid.
Do not assume that purchasing a property at auction automatically eliminates every lien, claim, or title issue. The effect of a sale on particular interests can depend on the type of proceeding, parties involved, and other circumstances.
Research first. Bid second.
Title Search vs. Title Insurance
A title search and title insurance are related, but they are not the same thing.
A title search examines relevant records for matters that may affect ownership. Title insurance is a separate insurance product that provides coverage for certain covered title risks, subject to the terms, conditions, exclusions, and exceptions of the applicable policy.
Florida Title Search Checklist
- Confirm the property address
- Confirm the parcel number
- Identify the current owner
- Locate the current deed
- Review the chain of title
- Search recorded mortgages
- Look for mortgage satisfactions
- Search for liens
- Search for judgments
- Check property taxes
- Review easements and restrictions
- Investigate applicable municipal matters
- Obtain professional assistance when appropriate
Frequently Asked Questions
How do I do a title search on a property in Florida?
Start with the county Property Appraiser to identify the property, owner, parcel number, and legal description. Then search the county Official Records for deeds, mortgages, satisfactions, liens, judgments, and other recorded documents associated with the property and relevant parties.
Can I search Florida property titles online?
Many Florida counties provide online access to Property Appraiser, Clerk of Court, Official Records, and Tax Collector information. Available records and search systems vary by county.
Is searching the Property Appraiser the same as a title search?
No. The Property Appraiser is a useful starting point, but looking up a property there is not a complete title search.
Should I run a title search before bidding at a Florida property auction?
Title research before bidding can help identify recorded matters that may affect the property. Foreclosure and tax deed transactions can involve additional title and legal considerations.
Does a title search guarantee a property has clear title?
No. A title search is a review of relevant records. It is not itself a guarantee or a title insurance policy.
Need a Title Search in Florida?
Title Company of Florida provides title and closing services for buyers, sellers, Realtors, investors, lenders, attorneys, and real estate professionals throughout Florida.
Whether you’re researching an investment property, considering an auction purchase, buying vacant land, or preparing for a real estate closing, our team can help.
Before you buy, know what you’re buying.
Contact Title Company of Florida