Title Search
Synonyms: Deed Inquiry، Title Check، Title Examination، Property Search
Last updated: 2026-09-25
Short Definition
A title search is the check of a property's official record before any transaction to confirm the true owner, that the deed is valid and matches the property on the ground, and that it is free of mortgages, attachments, suspensions, disputes and third-party rights.
Overview
Legal Basis
Real Estate Registration Law issued by Royal Decree No. (M/91) dated 19/9/1443H: Article 4 (the register's probative force and its inclusion of all rights in rem and obligations), Article 6 (public access to register data, with exceptions) and Article 16 (annotation of property claims). Civil Transactions Law issued by Royal Decree No. (M/191) dated 29/11/1444H: Articles 321 and 330 (the seller's obligation and warranty). There is no law on title searches as such; they rely on the services of the Ministry of Justice (Real Estate Market platform) and the Real Estate General Authority (Real Estate Registry).
Practical Example
Before buying a residential plot in Qassim for SAR 620,000, Khalid runs a full search. The deed inquiry on the Real Estate Market platform shows the deed is valid and not mortgaged, but it is in the name of the seller's deceased father. Khalid asks for the heirship deed, which shows five heirs, two of them abroad. He requires all heirs, or their agents under documented powers of attorney, to attend the transfer, and orders a survey showing the actual area is 590 m² rather than the 625 m² on the deed, so he renegotiates the price. He then confirms the plot is not within any expropriation project. He spends about SAR 3,000 on the survey and advice and saves himself an inheritance dispute and the loss of 35 m².
Common Mistakes
- ✗Relying on a copy of the deed provided by the seller without an official inquiry at the source.
- ✗Checking only the owner's name without examining the deed status (mortgage, attachment, suspension) and whether it matches the property on the ground.
- ✗Skipping checks of municipal permits and the occupancy certificate, and buying a building with violations or unlicensed additions.
- ✗Not verifying the power of attorney and its scope when dealing with the seller's agent, or that all heirs are included for an inherited property.
- ✗Ignoring existing leases and owners' association obligations, even though they pass to the buyer.
International Differences
In the United States, searches go through county records to trace the chain of title over decades, usually by title companies or attorneys. In the UK, an official copy of the register is obtained from the Land Registry along with local searches on planning and roads. In Turkey, a land registry extract (tapu kaydı) is obtained, including through the e-Devlet platform. UAE land departments allow electronic verification of title deeds. Saudi Arabia offers direct electronic inquiry into a deed's status and restrictions, and with the Real Estate Registry the register itself becomes conclusive, removing the need to trace a chain of title.
