Fix-and-flip, wholesalers, tax lien and tax deed investors, 1031 and commercial buyers, landlords
Title research for real estate investors reports who holds title, each lien and tax recorded against the property, what has to be paid or remains after the sale, and the cost to own in dollars, before you commit money. Fix-and-flip buyers, wholesalers, tax lien and tax deed investors, 1031 exchange and commercial buyers and landlords order one report per property.
An investor's margin is set before the contract is signed. A flip that pencils at the asking price stops working when the record shows a second deed of trust, a code enforcement lien or a stretch of unpaid taxes the seller did not mention. A wholesaler assigning a contract has the same problem one step earlier: the end buyer walks when the title work shows problems, and the assignment fee goes with them.
Tax lien and tax deed investors buy the record itself. What a tax deed conveys, which mortgages and federal tax liens remain, and how redemption works are state-specific questions, and the answers decide whether the parcel is an investment or a liability. The same is true at a foreclosure or sheriff's sale: the opening bid is the debt owed, not the price of the property.
Portfolio and exchange buyers face a deadline. A 1031 exchange runs on identification and closing windows set by federal rules, a commercial contract has a due diligence period that ends whether or not the title work is back, and a landlord adding the next door needs to know about the easement, the HOA lien and the unreleased mortgage before the lease is signed. For a multi-parcel commercial purchase or an assemblage, the builders and developers package covers plats, access and utility easements, restrictions, mineral reservations and entity ownership at $995 for the first parcel and $495 for each additional parcel.
Before the earnest money goes hard, you want to know who is on title, what is recorded against the house and what has to be paid at closing. We report the vesting, every lien with its amount of record and release status, the permits and the easements, with a dollar total of what stands against the property.
An end buyer wants to know the title is workable before paying an assignment fee. We research the property under contract and deliver a report with the owner of record, the liens, the taxes and what has to be cleared, with document images. Your order is confidential, so the seller is never contacted.
We identify the lien bringing the sale, rank every recorded claim by recording order, show which the sale is likely to leave in place and report the redemption rules for that type of sale in that state. The cost-to-own total adds the surviving liens, taxes and assessments to the opening bid, and the report is re-dated free if the sale is postponed within 60 days.
When a closing or identification deadline is fixed, you enter it when you order and we confirm in writing whether it can be met. One property is ordered through this package. A multi-parcel commercial or assemblage purchase moves to the builders and developers package.
The auction buyer package: $395 for one property, 3 properties for $1,175, or 5 properties for $1,950. It answers the pre-purchase question every investor has: who owns it, what is recorded against it, what remains after the sale and what it will cost to own. A multi-parcel commercial purchase or an assemblage is ordered through the builders and developers package instead.
The auction buyer package is built for properties going through a foreclosure, sheriff or tax sale, where the foreclosing lien position, the surviving liens and the redemption analysis decide the bid. For a conventional private purchase of a single property, order the home buyer package ($449): it verifies the seller against the deed and lists what has to be paid or released at closing. For several parcels, the builders and developers package applies.
The report is delivered only to the ordering email address and is prepared for the person who ordered it. Sharing your copy with your end buyer is your decision, and the plain-language summary is written so that a buyer can read it without a title background. The seller and anyone else connected to the property is never contacted or notified.
Who held title when the taxes went unpaid, every mortgage, judgment, federal tax lien and association balance of record, the taxes and assessments still owed, and how redemption works for a tax sale in that state, in plain English. Each claim comes with the recorded document attached, so you can decide before you bid.
You enter your deadline when you order, and if it cannot be met we tell you in writing before work begins. Turnaround is 1 to 3+ days, depending on the county and the complexity of the records. There is no faster tier to buy. The deadline field does that job, and orders are worked in deadline order, soonest first.
No. Every order is confidential and anonymous. The owner, the occupant, the lender and anyone else connected to the property is never contacted or notified, and your identity is never disclosed. The report arrives only at the ordering email address, with the order number in the subject line instead of the property address.
No. The report is research: it shows what the county record contains, verified with the recorder, tax office, assessor and courts, and explains what it means. It does not insure title and is not legal advice. We recommend obtaining a title insurance policy before closing any purchase, and consulting a licensed attorney on questions of lien priority or redemption in your state.
Every report includes one complimentary update within 12 months on request. An update is useful before a refinance, before a sale, or when a lien notice arrives in the mail, because it shows what has been recorded against the property since the original report. Email the order number and the reason, and we re-run the record and re-date the report.
Describe your situation in a few sentences. We reply in writing with the package that fits, or tell you if none does.