Title Research for Vacant Land

Title Research for Vacant Land: What to Check Before You Buy (or Sell)

What to Check Before You Buy (or Sell)

Vacant land can look clean on the surface—but title issues are the stuff that can quietly tank your plans, your resale, or even your ability to build.

This post breaks down what title research actually means, what red flags to watch for, and how to protect yourself before signing on the dotted line.

No legal jargon. Just real talk for landowners, investors, and confused buyers trying to figure out what they actually own.

What Is Title Research?

Title research is the process of verifying who legally owns the land—and what legal claims or restrictions are attached to it.

It answers questions like:

Who’s the current owner of record?
Are there other parties with claim to the land?
Are there unpaid debts, liens, or lawsuits tied to the parcel?
Are there restrictions, easements, or access issues recorded?

Why It Matters (Especially for Vacant Land)

Vacant land often changes hands through:

Tax deed auctions
Inheritance
Off-market deals
“Handshake” sales without full title insurance

And that’s where the problems start.

Without clear title:

You might not be able to sell the land
You could be buying into lawsuits or liens
You may be blocked from getting permits or financing
You could be one of several people claiming the same land

What to Look For in a Title Search

Here’s what I check when reviewing land title history:

Ownership Chain

Who owned it before, and how was it transferred?
⚠️ Gaps or missing transfers can mean future legal battles.

Types of Deeds

Liens & Encumbrances

💡 Liens travel with the land—not the owner.

Access or Utility Easements

Who else has legal rights to use part of your land?
This could affect where you can build or how you subdivide later.

Probate or Inheritance Red Flags

If the land was inherited or passed through an estate:

Was probate completed?
Are there potential heirs who could challenge ownership?
Was the will contested?

I’ve seen deals fall apart because a long-lost cousin shows up out of nowhere with a claim.

How to Do Basic Title Research

Here’s how you can start digging without a lawyer:

1. Search county recorder's website

→ Look up the parcel number or owner’s name

2. Pull the most recent deed

→ Read how it was transferred & what type of deed it is

3. Look for liens, releases, or easement docs

→ These are often listed under “documents recorded”

4. Check with the county assessor

→ Make sure tax records match the name on the deed

5. Use a title company for deeper searches or quiet title needs

🛑 When You Need a Quiet Title Action

If the land was bought at tax deed auction, inherited, or transferred with a quitclaim deed, you may need a court-ordered quiet title action to clear ownership.

This is a legal process that:

Resolves ownership disputes
Removes unrecorded claims
Cleans the title so you can sell, insure, or finance

⏳ It takes time and money (usually 2–6 months), but it’s sometimes the only way to fix cloudy ownership.

⚠️ Common Title Mistakes People Make

Skipping title checks because the land “looks good”
Assuming auction land comes with clean title
Buying with a quitclaim deed and no insurance
Not checking for liens tied to previous owners
Ignoring access easements or deed restrictions

Final Word

Title research isn’t glamorous—but it’s how you protect yourself, your money, and your peace of mind.

If you’re sitting on a parcel and wondering:

“Do I actually own this cleanly?”
“Can I even sell this if I wanted to?”

…That’s where I come in.

Inside my Land Clarity Blueprint, I run full title checks, break down what the documents mean, and give you a clear path forward.

Because owning land shouldn’t be a mystery—or a liability.

More Resources

FAQ's

Q1: What’s a title search for land?

A: A title search reviews public records to confirm legal ownership and identify any liens, easements, or legal claims against the property.

Q2: Can I sell land without a clean title?

A: Technically yes—but most buyers or title companies won’t proceed unless the title is insurable or cleared through a quiet title action.

Q3: What is a quiet title action?

A: It’s a legal process used to settle ownership disputes or clean up cloudy title so the land can be legally sold or financed.

Q4: What kind of deed is safest when buying land?

A: A warranty deed offers the most protection. Quitclaim and tax deeds come with more risk and may require title cleanup.

Q5: Are liens tied to the owner or the land?

A: Liens follow the land, not the owner. You could inherit someone else’s debt if you don’t research properly.