Commercial Title Searches

Commercial real estate transactions are the lifeblood of a thriving economy, but beneath the surface of every high-value deal lies a complex web of potential risks. Unlike a straightforward residential purchase, commercial properties often come with a long and layered history that can hide significant title defects. For investors, developers, and lenders, overlooking these issues can lead to costly legal battles, project delays, and even the loss of a valuable asset. This is where a seasoned and meticulous title search partner becomes indispensable. At Security American Title, we specialize in unraveling even the most intricate commercial title histories, ensuring a clear and secure path to closing.

Commercial title searches are inherently more complex than their residential counterparts. These properties are often owned by corporations, partnerships, or multiple entities, leading to a convoluted chain of title. Furthermore, commercial real estate is subject to a wider range of encumbrances and regulations that can impact its use and value.

Common Challenges in Commercial Title Searches Include:

• Complex Ownership Structures: Tracing the ownership history of a property held by various LLCs, corporations, or trusts over several decades requires a deep understanding of corporate law and meticulous record-keeping.
• Zoning and Land Use Restrictions: Commercial properties are bound by intricate zoning ordinances and land use regulations that can dictate everything from the type of business that can operate on the premises to the size and placement of signage. An unaddressed zoning violation can halt a development project in its tracks.
• Easements and Encroachments: A title search may uncover easements granting utility companies, neighboring properties, or government entities the right to use a portion of the land. Undisclosed encroachments, where a neighboring structure extends onto the property, can also create significant boundary disputes.
• Liens and Judgments: Commercial properties can be subject to a variety of liens, including those from lenders, contractors (mechanic's liens), and tax authorities. Unresolved judgments against previous owners can also attach to the property and become the new owner's responsibility.
• Environmental Issues and Mineral Rights: Properties with a history of industrial use may have environmental liens or restrictions. Additionally, in many areas, the rights to mineral resources like oil and gas may be owned separately from the surface land, adding another layer of complexity to the title search.

The Security American Title Difference: Expertise in Complexity

At Security American Title, we have built our reputation on our ability to navigate these complex commercial title challenges with precision and expertise. As a veteran-owned company with decades of experience, we understand the high stakes involved in commercial real estate and are committed to providing our clients with the peace of mind that comes from a thorough and accurate title search.

Our team of experienced abstractors and title examiners specializes in a wide range of complex commercial property types, including:

• Properties with Cell Towers: We meticulously investigate lease agreements, easements, and any restrictions related to existing cell towers to ensure they align with our client's future plans for the property.
• Oil and Gas Interests: Our team is adept at delving into mineral rights, leases, and drilling agreements to assess the property's value and any associated legal obligations.
• Properties Affected by Road Expansions: We proactively investigate planned infrastructure projects to determine any potential impact on property value, boundaries, and use.
• Environmentally Sensitive Properties: We have the expertise to identify and analyze environmental liens and restrictions that could affect the development and use of a property.

Leveraging Technology for Seamless Service

In today's fast-paced real estate market, efficiency is paramount. Security American Title combines our deep industry knowledge with cutting-edge technology to streamline the title search process. 

Your Nationwide Partner in Complex Commercial Transactions

With our nationwide coverage, Security American Title is your trusted partner for complex commercial title searches across all 50 states.Our commitment to accuracy, speed, and exceptional service ensures that your commercial real estate transactions close smoothly and securely, no matter the complexity.

Before you embark on your next commercial real estate venture, contact the experts at Security American Title. Let us navigate the labyrinth of title complexities so you can focus on what you do best – closing the deal.