Commercial Search

We have experience with a wide range of commercial searches. From a shopping center, to a road widening, to a cell phone tower we can search it all. We are also happy to help with any GOV/ DOT projects that you may have. 

A commercial title search is a detailed process that involves examining public records to verify the legal ownership of a commercial property and identify any liens, encumbrances, or legal issues that may affect the property’s title. This search is essential for anyone involved in the purchase, sale, refinancing, or leasing of commercial real estate. Whether you’re a buyer, seller, investor, or lender, conducting a commercial title search ensures that the property’s title is clear and free from any issues that could impact the transaction.

Why is a Commercial Title Search Important?

In commercial real estate, the stakes are often higher than in residential transactions due to the larger financial investments and more complex ownership structures. A thorough title search is necessary to:

• Verify Ownership: Ensure that the seller has the legal right to transfer ownership of the property.
• Identify Liens and Encumbrances: Detect any outstanding debts, claims, or liens against the property that could impact the transaction.
• Avoid Legal Disputes: Identify potential title issues or legal claims that could lead to disputes or financial loss after the transaction.
• Secure Financing: Lenders require a clear title before approving loans for commercial properties to minimize risks associated with the investment.

What Does a Commercial Title Search Include?

A commercial title search typically covers the following:

1. Ownership Verification: The search will confirm the current legal owner of the commercial property, ensuring that the person or entity selling the property has the legal right to do so.
2. Liens and Encumbrances: The title search will identify any liens (such as unpaid property taxes or outstanding mortgage debt) or encumbrances (like easements or restrictive covenants) that could affect the property's marketability or future use.
3. Judgments and Legal Claims: A commercial title search will uncover any judgments or legal claims against the property or its owners, such as lawsuits, bankruptcy filings, or disputes over property boundaries.
4. Deeds and Transfers: The search will review previous deeds and transfers of the property to verify the chain of ownership and ensure that no transfers or sales were improperly executed.
5. Tax Information: The search will include a review of the property’s tax status, ensuring that any outstanding taxes are identified, as unpaid property taxes can result in liens or foreclosure.
6. Easements and Access Rights: It’s crucial to verify if there are any easements (rights of access to another property) or restrictions on the commercial property that could affect its use or value.
7. Zoning and Land Use: In some cases, a commercial title search may also involve reviewing the property’s zoning classification and land-use restrictions to ensure that it can be used for the intended commercial purpose.

Why is a Commercial Title Search Essential?

1. Prevents Legal and Financial Risks: A comprehensive title search ensures that the buyer is fully aware of any potential issues with the property’s title before finalizing the transaction. This protects against legal and financial risks such as the discovery of unresolved liens, ownership disputes, or claims that could lead to costly legal battles.
2. Secures Financing: Lenders often require a title search before providing financing for a commercial property purchase. By ensuring the title is clear, the lender can proceed with the loan, knowing that the property is not subject to hidden claims or encumbrances that might complicate the repayment or ownership process.
3. Ensures Smooth Transaction Process: A clean and clear title is critical for a smooth real estate transaction. A commercial title search helps prevent delays or issues during the sale, closing, or transfer of property ownership.
4. Protects Property Investment: Commercial properties are often significant investments. A title search helps protect the investor by identifying any issues that could affect the property’s value, marketability, or potential income-generating capabilities.
5. Uncovers Development or Use Restrictions: Commercial property owners may face restrictions on how they can use or develop the property. A title search can uncover zoning restrictions, environmental claims, or other land-use issues that could impact the intended business operations.