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6d • General Discussion 💬
Title Search Said "Clear." It Wasn't. 🔥
Real estate closing. Title search came back clean. Ready to close.
Except: The title company missed a mechanic's lien filed 6 months earlier. Different spelling of the property address. Their search didn't catch it.
Discovered it 3 months after closing. $34,000 problem.
Now I run my own title verification before every closing.
Built a document cross-checker.
Upload title commitment. Upload property tax records, permit history, and court records. System extracts all names, addresses, and legal descriptions. Cross-references across documents. Flags any discrepancies or missing information.
The mechanic's lien would have been caught. Different address spelling, but same parcel number. System matches on multiple identifiers.
Last 12 closings: 4 had issues the standard title search missed.
- Unreleased mortgage satisfaction
- Tax lien filed under previous owner's LLC
- Easement not disclosed
- Permit violation from 8 years ago
Total exposure avoided: $127K.
Trust but verify. Especially on six-figure transactions.
What document verification are you trusting someone else to do correctly?
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Title Search Said "Clear." It Wasn't. 🔥
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