How & Why to Conduct Commercial Real Estate Title Search Georgia


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What You Need to Know About Conducting a Title Search in Georgia

Conducting commercial real estate title search Georgia is critical in many real estate matters. Learn more in this comprehensive guide.

Stan: Commercial Real Estate Title Search Georgia AttorneyAC

Author: Stan Faulkner, Founder, Perigon Legal Services, LLC

Mr. Faulkner is an experienced counselor and litigator with 15 years of experience, having held bar licenses in four states (Mo, Il, Ct and Ga). Stan Faulkner uses this experience and focuses his skills in the pursuit of assisting individuals in probate (trust and estate) matters, guardianships and conservatorships, estate planning, business disputes and contract disputes. Published on January 12, 2022.

Title searches can be incredibly useful tools during real estate transactions. Let’s have a look at the things you need to have in mind when conducting a title search Georgia.


Understanding the Georgia Title Search Process

It’s practically everyone’s dream to own property someday, but it can be shattered by not undertaking the necessary steps to do a title search.

The process of a title search can be draining, but you still need to do it before signing any contracts when buying a piece of land. With the help of a qualified attorney, a title search will help you evade unnecessary property disputes.

This page will provide details on the cost, the time it takes, and how to do property title searches in Georgia.


Why Perform A Property Title Search?

When buying a property, you must ensure the title is clean and free from encumbrances. A title search will help you identify any potential issues that may arise in the future, such as:

  • Liens: These are claims against a property by creditors for unpaid debts.
  • Easements: These are rights that others have to use a property for specific purposes, such as utility or road access.
  • Pending lawsuits: A title search will help identify any pending lawsuits against the property that could affect your ownership rights.
  • Errors in the title: A title search will reveal any errors in the legal description of the property or any mistakes made during previous ownership transfers.

How to Do a Title Search in Georgia

A title search is a legal attempt to identify legal interests in the subject property in a real estate matter. This process generally involves researching various indices for a certain period, known as the due diligence period in GA.

You must conduct a title search to determine the actual legal owners of the piece of land or property. Another reason is to identify liens and matters that will continue to affect the piece of property after closing. These matters can include a history of the site, such as boundary line agreements, easements, and rights of way, among other things.

So, how do you conduct a title search?

How to Perform Georgia Title Searches

Often, title searches are among the first things to be done when buying a property. The documents used to perform a title search are public, and you can obtain the records from any Georgia courthouse, county assessor office, or recorder’s office.

In Georgia, the process of title searches involves researching and reviewing various resources and documents for up to 50 years. You can conduct a title search by yourself or hire a GA real estate attorney to help you in the search, as well as other issues that may arise during the transaction.

Public records are reviewed when conducting a title search to determine the rightful owner and any financial burdens available.

Such financial burdens will include mechanic liens that need resolving before the property sale can continue or unpaid property taxes.

A review of the title deed, property plats, judgments, and probate cases will also be done. A thorough search of the title will also likely include details about any open mortgages attached to the property.

This will help you ensure you have all the information needed to purchase the subject property.

However, no matter how trained you are, you will likely miss or omit some important information or documents. Legal documents can be complex to interpret if you are unfamiliar with them.

That is why hiring a real estate attorney to help you out can be instrumental in ensuring the process is a success.

A real estate attorney from Perigon Legal Services will help you protect your investment and retain control of your property.

How to Do a Title Search in Georgia

What Is the Estimated Closing Cost of a Title Search in Georgia for Sellers?

Before you begin the process, you may have questions about the closing cost of a title search. Here’s what you need to know.


How Much Does a Title Search Cost in Georgia?

In Georgia, title search fees vary between $100 and $200. This also applies to a municipal lien search that looks into unrecorded property issues not showing in a typical search.

Examples include sewer or solid waste balances, code violations, and open or expired permits. Please note that such municipal lien search costs vary from one municipality to the other.

Of course, you can also reduce the cost of a title search by conducting it yourself, but always remember, cheap is expensive. It is better to pay an attorney, preferably from Perigon Legal Services, to help limit the likelihood of oversights that could cost you later on.


Who Pays for the Cost in the State of Georgia?

At the end of the process, you should receive an easy-to-follow report on all the documents connected to the property. This will include the highlights of any encumbrances leading to any issues.

The cost of doing a title search is entirely negotiable. If you are the buyer, you can negotiate with the seller, who will pay for the title search cost.

What Is the Estimated Closing Cost of a Title Search in Georgia for Sellers

Average Time for a Real Estate Title in Georgia

A search can take a few hours, but in most cases, a search takes between ten to fourteen days.


How Long Does Title Search Take?

Technically, the older the home, the longer the search will take. The difference is that a newer home has less documentation than an old home.

More work also needs to be done to clear the property. This is evident if there is a long cast of owners and transactions that involve the property, past property line disputes, or home equity loans against it. Sometimes, it may be necessary to conduct two-owner searches, check all open mortgages and related documents, or track the chain of title that includes all relevant county filings up to the current date.

A title search will generally involve obtaining all records available on the property from multiple sources, which can also delay the process. However, verifying everything and ensuring all title questions are addressed may be better.

Nevertheless, it is crucial to note that in rare cases, a search can go back as far as 50 years to determine the root deed and review every subsequent property transfer.


What Happens If Issues Surface During Georgia Title Searches?

Be aware that a title search will sometimes uncover more than it should. If your estate planning attorney in Alpharetta happens to come across such, there are three options.

However, this will depend on what is allowed in the purchase contract. The three options include:

  • Asking the seller to resolve the matter

  • Asking the seller to compensate you

  • Walking away from the deal

Average Time for a Real Estate Title in Georgia

Comprehensive Services for Commercial Real Estate Transactions

Navigating the complexities of commercial real estate transactions requires a multifaceted approach. Beyond the essential title search, businesses must consider transaction documentation, dispute resolution, and zoning issues. Each of these components plays a crucial role in the success of a transaction. For instance, transaction documentation encompasses the meticulous drafting and review of contracts and agreements to ensure clarity and enforceability.

Dispute resolution mechanisms are vital for addressing conflicts efficiently, preserving relationships and financial interests. Moreover, understanding and complying with zoning laws is imperative to prevent legal challenges and ensure the property’s use aligns with local regulations. These services collectively safeguard the interests of businesses, facilitating smoother transactions and contributing to their long-term success.

Enhanced Protection Through Commercial Real Estate Attorneys

The role of a commercial real estate attorney is indispensable in offering businesses extra layers of protection throughout the transaction process. These legal professionals provide invaluable guidance on due diligence, ensuring that all aspects of the property and transaction comply with legal standards.

They are adept at identifying potential legal issues before they escalate, from title defects to compliance with environmental regulations. Furthermore, attorneys negotiate on behalf of their clients to secure favorable terms and protect their interests in contracts and agreements. Their expertise in real estate law also enables them to navigate complex legal frameworks, ensuring that the transaction adheres to all relevant laws and regulations.

By leveraging the skills and knowledge of a commercial real estate attorney, businesses can mitigate risks, avoid costly legal disputes, and ensure a secure and beneficial transaction.

Commercial Real Estate Attorneys

What Shows Up on a Property Title Search in the State of Georgia?

As mentioned above, a title search can uncover much-buried additional information. So, it is essential to ensure the property shows clear and accessible ownership. If not, you could be in for an unpleasant surprise.

In most cases, what will generally show up on a property title search include:

Seek Help With Your Commercial Real Estate Title Search Georgia


A title search, being the one essential piece to the home-buying process, must be taken seriously.

We can provide you with a current owner search. The current owner search covers the current vesting deed for the property and provides details on any judgments and liens against the present owners.

Also, it’s possible to conduct a two-owner search. In addition to tax information, liens, judgments, affidavits, and open mortgages, these title searches include a chain of titles going back to two full-value deeds.

Understanding the ins and outs of the title search process is the best way to feel comfortable about your property. You will look forward to your new property with more knowledge.

At Perigon Legal Services, we have extensive experience in both the legal and real estate fields. We will help you navigate your journey of owning or buying a home by assisting you in researching a piece of land.

You can rest assured that our responsive and powerful real estate attorneys will do their best to ensure you are satisfied with your title search results. To get started, contact us today for a free consultation and learn more about our services.

Seek Help With Your Title Search Today

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