When you're preparing to list a home for sale, most people focus on staging, pricing, and marketing. But before any of that begins, one crucial step often gets overlooked: ordering a title search.

As a listing agent, running a title search early in the process can save time, reduce surprises, and protect your transaction from falling apart later. Here's why it's a smart move:

1. Identify Liens or Ownership Issues Early

A title search shows who legally owns the property—and whether there are any liens, judgments, or claims against it. This might include:

• Unpaid taxes

• HOA dues

• Second mortgages or HELOCs

• Contractor (mechanic’s) liens

• Divorce or probate issues

If anything is discovered, you can work with the seller to resolve it early, instead of finding out mid-transaction and scrambling before closing.

2. Avoid Closing Delays

Title issues are one of the top reasons closings get delayed. If you wait for the buyer’s title company to discover a problem, your seller may not have enough time to fix it. By being proactive, you protect your timeline and avoid unnecessary extensions or cancellations.

3. Set Realistic Expectations

If there's a cloud on the title or a lien that won’t be cleared easily, you can educate your seller upfront and adjust timelines or pricing as needed. That honesty builds trust and avoids frustration later.

4. Strengthen Your Value as a Professional

Most sellers don’t understand the behind-the-scenes details of a real estate transaction. When you bring a title search to the table early, you show that you’re organized, thorough, and looking out for their best interest.

5. Help Ensure a Smoother Buyer Experience

When buyers and their agents know the title is already being reviewed and issues are being handled early, it can make your listing more attractive. A clean title is a green light for serious buyers.

As a listing agent, your role isn’t just about marketing—it’s about managing risk and keeping the transaction on track. A title search is a low-cost, high-value step that can make a big difference in how smoothly your sale goes.

Need help connecting with a local title company to run a preliminary title search on your next listing? Reach out—I’m happy to refer you to trusted professionals.

List of Potential Liens

• Mortgage Lien​ - Placed by a lender when a loan is used to buy the property.

• Second Mortgage / Home Equity Line of Credit (HELOC) Lien

• Mechanic's Lien​ - Filed by contractors or suppliers who haven't been paid for work or materials.

• Judgment Lien​ - Resulting from a court judgment against the property owner.

• Tax Lien (Federal)​ - Filed by the IRS for unpaid federal taxes.

• Tax Lien (State or Local)​ - Filed by a state or local government for unpaid income or property taxes.

• Property Tax Lien​ - Automatically attaches for unpaid real estate taxes.

• HOA Lien (Homeowners Association)​ - For unpaid dues or assessments.

• Utility Lien​ - For unpaid water, sewer, or other municipal services.

• Child Support Lien​ - Filed for unpaid child support obligations.

• Spousal Support / Alimony Lien​

• UCC Lien (Uniform Commercial Code Filing)​ - Secures interest in personal property or fixtures on real estate.​ 

• Lis Pendens​ - Notice of pending lawsuit that may affect the title.

• Environmental Lien​ - From a government agency due to environmental cleanup costs.

• Medicaid Estate Recovery Lien​ - Filed to recover Medicaid benefits after the death of the recipient.

• Demolition Lien​ - Placed by a local authority after demolishing an unsafe structure.

• Sidewalk or Street Improvement Lien​ - For unpaid special assessments related to public improvements.

• Bail Bond Lien​ - Property used as collateral in a criminal bail bond.

• Estate Tax Lien​ - Arises when federal estate taxes are due upon the owner’s death.

• Attachment Lien​ - Court order to secure a debt during a pending lawsuit.