Title Search & Examination in Western Maryland
Before you close on a property, a title search and examination confirms the seller's legal right to transfer ownership and uncovers any potential problems. Our comprehensive searches examine records dating back 60 years to ensure complete protection.
We provide title searches and examinations across Maryland, including Washington, Allegany, and Garrett counties.
Our expert team carefully reviews:
Public records for liens, judgments, and unpaid taxes.
Legal descriptions and property restrictions.
Past transfers of ownership.
Unreleased and released mortgages.
Other hidden risks that could threaten your investment.
What Is a Title Search?
A title search is a detailed review of public records connected to a specific property. The purpose is to confirm that the person selling the property has a clear legal right to do so and that no outstanding claims, debts, or restrictions will transfer to the new owner at closing. At Allegany Garrett Titles & Settlements, our title searches go back 60 years to build a complete history of the property. We trace every recorded transfer of ownership, review all liens and judgments filed against the property, and examine legal descriptions to make sure boundaries and restrictions are properly documented. This process is a critical step in any real estate transaction — it protects buyers, sellers, and lenders from costly surprises after closing.
What a Title Examination Uncovers
While a title search gathers the raw records, a title examination is the professional analysis of those records to identify problems. Our team reviews the full chain of title and looks for issues that could interfere with a clean transfer of ownership. Common problems uncovered during a title examination include outstanding mortgages that were never properly released, unpaid property taxes or special assessments from prior owners, judgment liens filed by creditors against a previous owner, errors in the legal description such as incorrect lot numbers or boundary references, easements or right-of-way agreements that restrict how the property can be used, missing signatures or improperly notarized documents in past deeds, and conflicting ownership claims from unknown heirs or undisclosed parties. When an issue is found, our team works to resolve it before closing so the transaction can move forward without delay. In many cases, problems can be cleared up through document corrections, lien payoffs, or legal filings — all of which we coordinate on your behalf.
Why a Title Search Matters Before Closing
Every real estate closing in Maryland depends on a clear title. Without a thorough title search, buyers risk inheriting debts that belong to someone else, losing part of their property to an easement they didn't know existed, or facing legal challenges from a party who claims ownership. Lenders require a title search before approving a mortgage because they need assurance that the property securing the loan is free of competing claims. Even in a cash purchase, skipping the title search means taking on unknown risk. A title search is one of the most cost-effective forms of protection in a real estate transaction — the relatively small expense upfront can prevent thousands of dollars in legal fees and financial loss down the road. Once the title search and examination are complete, our team can issue title insurance to provide ongoing protection against any issues that may surface after closing, even those that a thorough search could not have detected.
Property Title Searches Across Maryland
We provide title search and examination services for residential and commercial properties throughout the state of Maryland. Our team has deep experience working with the public record systems in Allegany, Garrett, and Washington counties, and we regularly handle title work for properties in Hagerstown, Cumberland, Frostburg, McHenry, Oakland, and surrounding communities. Whether you are buying a home, refinancing, selling a property, or conducting due diligence on a commercial investment, our title search services give you the clarity you need to move forward with confidence. If you have questions about title searches, contact us through the form below.
Related Services
A title search is the foundation of a secure real estate transaction, and it connects directly to our other services. Once the search is complete, we can issue title insurance to provide lasting protection against hidden defects. Our settlement and closing services handle the coordination and paperwork to get you to the closing table, and our escrow services ensure all funds are held securely until every condition is met.
With our experienced team by your side, you can enjoy your closing day. Closings are available for properties across the state of Maryland in our Cumberland or Frostburg offices, or handled remotely.
Submit a form below and a member from our team will be in touch within the next business day.