Real Property Searches

Note:  Standard copies are photocopies of the source deed, plus any document citing an easement, an agreement, covenants and restrictions or any other notable statement of concern. A copy of the applicable tax map will be provided.

Last Owner Deed Only

A Last Owner search provides abstracts (with standard copies) of the last bona fide deed of record and any deeds recorded subsequently that affect the subject premises. This search does not include mortgages or liens.

Short Search (1 Owner)

A short search is a title examination of the subject premises going forward from the most recent bona fide deed of record that is at least 2 years old. The completed short search will include abstracts (with standard copies) of all deeds, easements, agreements, covenants and restrictions, as well as open mortgages (including all related mortgage documents) that affect the subject premises and that have been recorded in the specific County Clerk’s office within the relevant time period.

-See Liens section for lien searches to be included in all real property title examinations. Liens will be checked for standard periods against the current owner(s) only.

Two Owner Search

A two owner search is a title examination of the subject premises going forward from a bona fide deed of record from the deed prior to the last deed of record. The completed two owner search will include abstracts (with standard copies) of all deeds, easements, agreements, covenants and restrictions, as well as open mortgages (including all related mortgage documents) that affect the subject premises and that have been recorded in the specific County Clerk’s office within the relevant time period.

-See Liens section for lien searches to be included in all real property title examinations. Liens will be checked for standard periods against the current and prior owner(s) only.

Attorney Search (10-Year Search)

An Attorney Search is a title examination of the subject premises for a period of at least 10 years. The search must go forward from a bona fide deed which is a minimum of 10 years old. If the property is part of a subdivision or condominium that is less than 10 years old, the search will commence with the deed out of the developer or condominium sponsor. The completed Attorney Search will include abstracts (with standard copies) of all deeds, easements, agreements, covenants and restrictions, as well as open mortgages (including all related mortgage documents) that affect the subject premises and that have been recorded in the specific County Clerk’s office within the relevant time period.

-See Liens section for lien searches to be included in all real property title examinations. In the event a search is brought forward from a deed out of a developer or condominium sponsor, only those names present in the chain of title subsequent to the developer or condominium sponsor will be run for applicable liens.

Residential Refinance Search (15 Year Search)

A Residential Refinance Search is a title examination of the subject premises for a period of at least 15 years. The search must go forward from a bona fide deed which is a minimum of 15 years old. If the property is part of a subdivision or condominium that is less than 15 years old, the search will commence with the deed out of the developer or condominium sponsor. The completed Residential Refinance Search will include abstracts (with standard copies) of all deeds, easements, agreements, covenants and restrictions, as well as open mortgages (including all related mortgage documents) that affect the subject premises and that have been recorded in the specific County Clerk’s office within the relevant time period.

-See Liens section for lien searches to be included in all real property title examinations. In the event a search is brought forward from a deed out of a developer or condominium sponsor, only those names present in the chain of title subsequent to the developer or condominium sponsor will be run for applicable liens.

Foreclosure Search

A Foreclosure Search is a title examination of the subject premises for a period of at least 10 years. The search must go forward from a bona fide deed which is a minimum of 10 years old. If the property is part of a subdivision or condominium that is less than 10 years old, the search will commence with the deed out of the developer or condominium sponsor. A full copy of the mortgage(s) to be foreclosed along with any related mortgage documents will be provided. The subject premises will be determined by the schedule “A” description found within the mortgage to be foreclosed. The completed Foreclosure Search will include abstracts (with standard copies) of all deeds, easements, agreements, covenants and restrictions, as well as open mortgages (including all related mortgage documents) that affect the subject premises and that have been recorded in the specific County Clerk’s office within the relevant time period.

-See Liens section for lien searches to be included in all real property title examinations. In the event a search is brought forward from a deed out of a developer or condominium sponsor, only those names present in the chain of title subsequent to the developer or condominium sponsor will be run for applicable liens.

Reissue Search

A Reissue Search is an update of a prior title examination, fee title report, or title policy that is less than 10 years old. When reissuing from a mortgage report or policy, the search will be conducted from the most recent bona fide deed dated prior to the effective date of the policy. The completed Reissue Search will include abstracts (with standard copies) of all deeds, easements, agreements, covenants and restrictions, as well as open mortgages (including all related mortgage documents) that affect the subject premises and that have been recorded in the specific County Clerk’s office within the relevant time period.

-See Liens section for lien searches to be included in all real property title examinations.

Full Search (40+ Year Search)

A Full Search is a title examination of the subject premises for a period of at least 40 years.

            The chain of title will commence with a warranty deed that has been of record for at least 40 years (typically a deed between 40-60 years old). If no such warranty deed exists, the abstract will originate from a bona fide deed that has been of record for at least 50 years. The examination will include abstracts and copies of only those easements, agreements, covenants and restrictions recorded within the period searched. However, if a conveyance within the chain of title recites that the premises are “subject to” the provisions and conditions set forth in a prior agreement, said prior agreement will be provided even if it was recorded before the start date of the examination.

In the event the subject premises are described as a lot on a filed map (with developer) that has been of record for more than 40 years, a sample deed from the developer containing covenants and restrictions will be retrieved, if applicable. The developer will be grantored from the date map for any easements or agreements that are indicated in the County’s document index.

The completed Full Search will include abstracts (with standard copies) of all deeds, easements, agreements, covenants and restrictions, as well as open mortgages (including all related mortgage documents) that affect the subject premises and that have been recorded in the specific County Clerk’s office within the relevant time period.

-See Liens section for lien searches to be included in all real property title examinations.

Developer Forward Search

A Developer Forward Search will commence with the deed out of the condominium, PUD or development sponsor. A reference report will be supplied. If a reference report is unavailable, the client will be contacted for specific instructions. In addition to the normal chain of title being run out, the sponsor will also be run to date for any easements or agreements that are indicated in the County’s document index. If the subject premises are a condominium unit, the condominium declaration will be checked to verify the unit’s prescribed ownership in the common elements of the condominium. Copies of schedule “B” items will not be provided unless specifically requested by the client. The completed Developer Forward Search will include abstracts (with standard copies) of all deeds, easements, agreements, covenants and restrictions, as well as open mortgages (including all related mortgage documents) that affect the subject premises and that have been recorded in the specific County Clerk’s office within the relevant time period.

-See Liens section for lien searches to be included in all real property title examinations. In the event a search is brought forward from a deed that is less than 10 years old, only those names present in the chain of title subsequent to the condominium sponsor will be run for applicable liens.

Co-op Search (Standard)

A Co-op Search (Standard) title examination consists of a copy of the deed into the cooperative sponsor and a copy of the schedule of underlying mortgages contained in either the wraparound mortgage or the most recent consolidation agreement of record. Full abstracts of the mortgage and deed chains are not included in our standard co-op search. The search also includes a full lien search against the name of the cooperative sponsor and the name(s) of the existing unit owner(s). A Federal Tax Lien, Judgement, and pre-filed UCC search will be conducted for the proposed purchaser.

-See Liens section for lien searches to be included in all real property title examinations.  The current cooperative owner, the unit owner, and the proposed purchaser are the only names that will be run for applicable liens. Judgements against the unit owner will be run for 20 years provided the County’s computerized records cover this period.

Co-op Search (For Insurance)

A Co-op Search (For Insurance) title examination includes mortgage and deed chains beginning with the deed into the original cooperative sponsor and a copy of the most current wraparound mortgage or consolidation agreement of record. A full lien search against the name of the cooperative sponsor and the name(s) of the existing unit holders will be conducted. A Federal Tax Lien, Judgement, and pre-filed UCC search will be conducted for the proposed purchaser. The completed Co-op search (For Insurance) will include abstracts (with standard copies) of all deeds, easements, agreements, covenants and restrictions, as well as open mortgages (including all related mortgage documents) that affect the subject premises and that have been recorded in the specific County Clerk’s office within the relevant time period.

-See Liens section for lien searches to be included in all real property title examinations. Judgements against the unit owner will be run for 20 years provided the County’s computerized records cover this period. In the event the deed into the original cooperative sponsor is less than 10 years old, only those names present in the chain going forward from said deed will be run for applicable liens.

*This search is intended to facilitate a request for a co-op search in the event a title company will be issuing leasehold insurance on the unit.

Continuation Search

A Continuation Search is the update of a search originally prepared by Maven Abstract within the last 12 months. Please note that each County Clerk’s certification date of records may vary. Be sure you are given a new certification date when the continuation is furnished. Do not, under any circumstances, assume that the certification date is the same as the closing date.

Liens

The following lien searches are included in all real property title examinations prepared by Maven Abstract except where noted otherwise.

Federal Tax Liens (FTL)

The names of all parties having held title to the subject premises within the last 10 years (prior to the certification date of the county records) will be searched for Federal Tax Liens. Each name will be run for a period that starts from the date calculated to be exactly ten years prior to the specific County Clerk’s current certification date, and run through the recording date of any bona fide deed conveying out their interest. In the event there is no such conveyance, the entity will be searched up to the specific County Clerk’s current certification date.

Judgements (Judg)

The names of all parties having held title to the subject premises within the last 10 years (prior to the certification date of the county records) will be searched for Judgements. Each name will be run for a period that starts from the date calculated to be exactly ten years prior to the specific County Clerk’s current certification date, and run through the recording date of any bona fide deed conveying out their interest. In the event there is no such conveyance, the entity will be searched up to the specific County Clerk’s current certification date.

Uniform Commercial Code Liens (UCC)

The names of all parties having held title to the subject premises within the last 5 years and 30 days (prior to the certification date of the county records) will be searched for Uniform Commercial Code Liens. Each name will be run only for the period that reflects the party’s term of ownership in the subject premises. Only Uniform Commercial Code Liens that are specifically indexed against real property and affect the subject premises will be retrieved.

Mechanics Liens (ML)

The names of all parties having held title to the subject premises within the last 13 months (prior to the certification date of the county records) will be searched for Mechanics Liens. Each name will be run only for the period that reflects the party’s term of ownership in the subject premises. If the current owner has been in title for more than 13 months, they will be searched for Mechanics Liens that may have been continued for up to 7 years. Lapsed Mechanics Liens will not be retrieved.

Lis Pendens (LP)

The names of all parties having held title to the subject premises within the last 5 years (prior to the certification date of the county records) will be searched for Lis Pendens. Each name will be run only for the period that reflects the party’s term of ownership in the subject premises. A complete abstract of the Lis Pendens action will be provided only when one of the following conditions occurs:

-The chain of title contains a referee deed recorded within the last 5 years (prior to the certification date of county records) and the corresponding Lis Pendens is found.

-The source deed is a referee deed recorded up to 15 years prior to the certification date.

-A valid Lis Pendens is found to be open and has not lapsed.

For all other Lis Pendens returns, a copy of the Notice of Pendency and the clerk’s minutes will be provided.