What is a title search — and why does it matter?
Before you can own a home free and clear, someone must verify the seller actually owns it and no hidden claims exist. That is a title search — and in Texas, your title company handles it all.
Talk to a Licensed BrokerAt a Glance
Title search basics
What Gets Searched
County deed records, tax records, court judgments, probate filings, and lien databases — going back 30 to 60 years depending on the property's history.
Typical Turnaround
3 to 5 business days for standard El Paso residential properties. Rural land or commercial properties with complex histories may take longer.
Who Pays
In El Paso, title search costs are typically wrapped into the title insurance premium. Buyers pay for the lender's policy; sellers often pay for the owner's policy — all negotiable.
Title Insurance Protects You
If a problem is found after closing that the search missed — a forged deed, undisclosed heir — title insurance covers legal costs and losses for the life of your ownership.
What the Search Uncovers
Six things a title search may find
Outstanding Liens
Must Be ClearedUnpaid contractor bills (mechanic's liens), HOA assessments, IRS tax liens, and judgment liens all attach to the property. Every lien must be satisfied before a clear title can transfer.
Deed Chain Gaps
Requires Legal FixA missing link in the ownership chain — an heir who was never included in probate, a divorce decree that was never recorded — creates a cloud on title that must be resolved with legal documentation.
Easements & Restrictions
InformationalUtility easements, deed restrictions, and HOA covenants attach to the land and bind future owners. A title search reveals these so buyers know exactly what they are purchasing.
Encroachments
May Require SurveySurvey records may reveal that a fence, structure, or driveway crosses a property line. This can affect value, financing, and your ability to use portions of the land.
Lis Pendens
Must Be ResolvedA notice that litigation is pending against the property or its owner. Buying a property with a lis pendens can be risky — your lender will typically require resolution before funding.
Clear Title
Ready to CloseWhen the title search finds no unresolved issues, the title is clear. The title company issues an insurance commitment and you can proceed to closing with confidence.
Texas-Specific Note
El Paso title companies: what they do
In Texas, the title company is the hub of every residential closing. They conduct the title search, hold earnest money in escrow, issue title insurance commitments, prepare the closing disclosure, disburse funds at closing, and record the new deed with El Paso County. ProGen Real Estate coordinates directly with your title company from contract to close.
Major title companies in El Paso include Stewart Title, Fidelity National Title, First American Title, and Old Republic Title. Buyers and sellers can typically choose their preferred title company — ask your ProGen broker for a recommendation based on the specific ZIP code and property type.
FAQ
Title search questions answered
What is a title search in Texas?
A title search is a review of public records to verify that the seller legally owns the property and that there are no outstanding claims — liens, judgments, or encumbrances — against it. In Texas, the title company performs this search as part of the closing process.
What is the difference between a title search and title insurance?
A title search looks backward through historical records to find known problems. Title insurance protects you forward in time against problems that the search might have missed — a forged signature, a claim by an unknown heir, or a recording error. In Texas, you should get both: the search reveals current issues, and insurance protects against hidden ones.
Which title companies operate in El Paso TX?
Major title companies with El Paso offices include Stewart Title, Fidelity National Title, First American Title, and Old Republic Title. Your ProGen broker works with all of them and can coordinate the title order as soon as you have an accepted offer.
What happens if the title search finds a lien?
The title company issues a title commitment listing the lien as an exception. Typically, the seller must satisfy (pay off) all liens before closing, or the lien amount is held in escrow and paid at closing from sale proceeds. If a lien cannot be cleared, you can terminate the contract within the title objection period and receive your earnest money back.
How long does a title search take in El Paso?
Most residential title searches in El Paso take 3 to 5 business days. Properties with complex ownership histories, probate issues, or rural locations may take 7 to 10 days. ProGen orders the title search immediately upon contract execution so there are no delays to your closing timeline.
We Coordinate Everything
ProGen handles the title search for you.
From ordering the title commitment to resolving any issues before closing day, ProGen Real Estate coordinates the entire process so you never have to.
Get Started TodayProGen Real Estate — Josue R. Jimenez, Licensed Texas Broker — TREC #619091 — (915) 691-1082