CURRENT OWNER SEARCH VS. FULL TITLE SEARCH IN GEORGIA
When researching a property in Georgia, two common types of title searches are used: a current owner search and a full title search. While both involve reviewing public records to evaluate the status of a property's title, they differ in scope, purpose, and the depth of information provided.
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Understanding the difference between these two searches helps attorneys and lenders determine the appropriate level of title research for a transaction. You can learn more about the title examination services our team provides across Georgia on our Title Examination Services page.
What Is a Current Owner Search?
A current owner search focuses on the property’s most recent chain of title, typically beginning with the current deed that transferred ownership to the present owner.
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This type of search reviews records associated with the current ownership period to identify matters that may affect the property’s title during that timeframe.
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• The most recent deed conveying title to the current owner
• Liens recorded during the current ownership period
• Open mortgages or deeds to secure debt
• State and federal tax liens
• Judgments that may attach to the owner
• Recent plats or surveys recorded against the property
Because the research is limited to the current ownership period, this search is generally faster and is often used for refinances, preliminary title reviews, or internal transaction checks.
However, it does not examine earlier transfers in the property's chain of title, which means issues originating before the current owner may not be identified.
What Is a Full Title Search?
A full title search examines a longer chain of title, typically covering 50 years or more of ownership history, depending on the standards used for the transaction.
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This search traces the property's ownership history through multiple conveyances to ensure that each transfer of title was properly recorded and that no unresolved matters remain in the chain.
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A full title search is typically required for purchase transactions and title insurance underwriting, where a deeper review of the property's ownership history is necessary. These types of transactions often require a comprehensive title examination to ensure the property's chain of title is properly documented.
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A full title search may review:
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• Historical deeds establishing the chain of title
• Easements and rights-of-way
• Restrictive covenants or subdivision restrictions
• Mortgages and releases
• Tax liens, judgments, and other encumbrances
• Boundary agreements or recorded plats
• Court filings affecting title
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By analyzing the historical chain of ownership, a full title search helps identify potential issues such as breaks in the chain of title, unreleased liens, or other recorded matters that could affect the marketability of the property.
When Each Type of Search Is Used
Both search types serve a purpose depending on the transaction.
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Current Owner Searches are commonly used for:
• Loan refinances
• Preliminary title reviews
• Internal due diligence
• Certain limited-scope transactions
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Full Title Searches are typically required for:
• Real estate purchases
• Title insurance underwriting
• Commercial property transactions
• Situations where a complete chain of title must be verified
Because each transaction has different requirements, the appropriate search type is usually determined by the closing attorney, lender, or title insurance underwriter.
Title Examination Support for Georgia Attorneys
At Innovative Title Solutions, our Georgia-based examiners perform both current owner searches and full title searches using county records, court filings, and statewide databases. Our reports are designed to provide attorneys and settlement professionals with clear, organized information to support real estate transactions across Georgia.
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Whether the transaction requires a limited ownership review or a deeper historical examination of title records, our team works to deliver accurate research and dependable turnaround times.
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To explore more educational articles about Georgia title research, visit our Georgia Title & Closing Resource Center.