Refinancing Your Home? Here’s Why You Need a New Title Search

A new title search may seem repetitive, but it’s a necessary step to safeguard your refinance and prevent legal surprises.

Refinancing your home can be a great way to reduce your mortgage payment, adjust your loan term, or access home equity. But before the refinance can move forward, there’s an important step you might not have considered: a new title search. You may wonder why it’s necessary, since a title search was already performed during the original purchase. In this article, we’ll explore why a new title search is not just a formality, but an essential part of any refinance.

What’s behind a new title search?

A title search is a detailed review of public records to verify legal ownership of a property and to identify any issues—such as unpaid liens, legal claims, or recording errors—that could affect the lender’s or homeowner’s rights. When you first purchased your home, a title search helped confirm you were receiving clear ownership. That same process must be repeated when you refinance because the lender needs to be certain that no new issues arose since the original purchase and that the title is still clear before issuing a new loan.

A lot can happen between closing and refinancing.

Even if your title was clear when you bought your home, a new title search ensures nothing has changed that could affect ownership or delay the process.

Here are four key reasons it matters:

1. Identify new liens or judgments
   Life goes on after you buy a home, and that means new legal or financial obligations is always a possibility. If a contractor placed a lien, or if there are unpaid property taxes, child support, or court judgments, these could legally attach to your home. A new title search ensures these issues are discovered and addressed before the refinance is finalized.
2. Confirm current ownership and chain of title
   The title search re-verifies that you still legally own the home and that no transfers, errors, or other changes have affected the title since your last transaction. It also verifies that the record of all past ownership is still clean and uninterrupted.
3. Update lender title insurance coverage
   When you refinance, the new lender will require their own lender’s title insurance policy, which protects their interest in the property. A new title search is required to issue that updated policy, just as it was during your original closing.
4. Catch clerical errors or inaccuracies
   Occasionally, mistakes or oversights can occur in public records or past title work. A new search helps catch these issues, which may not have been relevant during your purchase

Here’s what happens during the new title search.

Once your refinance is underway, your lender will engage a title company, such as Certified Title, to conduct the new search. This process includes:

• Reviewing public records for ownership verification
• Checking for liens, unpaid taxes, or judgments
• Verifying legal property descriptions and boundaries
• Ensuring there are no easements, encroachments, or deed restrictions that could pose concerns

If any issues are found, they must be resolved before your refinance can proceed. That’s why it’s helpful to work with an experienced title company that can identify and address potential problems quickly and efficiently.

A refinance is essentially a new loan, and lenders want to be sure their investment is secure. A new title search offers peace of mind for both you and the lender, ensuring there are no legal surprises tied to the property. It also protects your financial interests. You’ve worked hard to build equity, so it’s wise to make sure your title remains clear, accurate, and problem-free.

At Certified Title Corporation, we understand that refinancing can feel overwhelming. That’s why we handle your new title search with care, accuracy, and transparency—so you can move forward with confidence. Whether you’re refinancing for better terms or planning for future goals, our experienced team will ensure your title work is thorough and your closing is smooth and seamless.

Certified makes the title process one less thing to worry about. Contact us today to refinance with peace of mind.

About Certified Title Corporation: Since 1994, attorney-owned Certified Title Corporation has been furnishing residential and commercial real estate stakeholders across the nation with robust title insurance, settlement, and escrow services. Renowned for its industry-leading reliability and exemplary level of service and quality, the Maryland-based company helps clients from all walks of life achieve their asset goals. To learn more, call (888)486-5511 or visit https://www.certifiedtitlecorp.com/.