If you're buying real estate, conducting a refinance, or handling estate matters in Michigan, doing a title search on property is a vital step to ensure clean ownership and avoid hidden surprises. From mass title search needs to checking if there's a lien on a house but not on title, knowing what to look for can make all the difference.
In this comprehensive guide, we’ll break down how to do a title search in Michigan, explore what to do if a lien is not on property, and even cover ways to start a free title search using public records.
A title search is the process of examining public records related to a specific parcel of real estate to verify legal ownership and uncover any potential problems, such as liens, easements, or claims. In Michigan, this is often done through county Register of Deeds offices, online databases, or with the help of a professional abstractor or title company.
Michigan has a rich history of land ownership, from rural farmland to booming city real estate. Unfortunately, that history can include unresolved liens, deed restrictions, or legal disputes. Skipping a title search can lead to financial losses, legal complications, or even the inability to legally take ownership.
Whether you're a real estate investor, attorney, or homebuyer, here's a step-by-step overview of how to do a title search in the state:
| Step | Description | Tools & Resources |
|---|---|---|
| Identify the Property | Gather key info: parcel number, address, legal description. | Property tax bill, county GIS, seller documents |
| Search the Register of Deeds | Access public records at the county level for deeds, mortgages, liens, and releases. | Michigan County Register of Deeds |
| Review Chain of Title | Trace back at least 40–60 years to ensure a clear chain of ownership. | Title abstract or historical deed book |
| Check for Liens and Judgments | Look for IRS liens, mechanics’ liens, HOA claims, or court judgments. | County clerk, circuit court, tax assessor |
| Verify Legal Descriptions | Make sure the legal description matches across documents (deed, mortgage, tax records). | Surveyor or legal counsel |
| Search UCC Filings (if needed) | For commercial properties, check for Uniform Commercial Code filings that may affect ownership rights. | Michigan UCC search site |
| Confirm Release of Prior Mortgages | Ensure past mortgages are properly discharged. | Deed records and release documents |
| Compile and Analyze Findings | Build a full title abstract summarizing your findings. | Spreadsheet, legal review, or software |
A mass title search is typically used by lenders, developers, attorneys, or municipalities who need to analyze dozens or hundreds of parcels—often for tax foreclosures, zoning studies, or bulk acquisitions.
In Michigan, mass searches can be conducted by:
Automation can speed up the process, but human review remains essential for legal certainty.
Yes, it’s possible to conduct a free title search—at least in part—using Michigan's public record systems. Here’s how:
Keep in mind that while free resources are helpful, they may not uncover every issue. For complete coverage, especially before closing, a professional search is strongly recommended.
Let’s say you’re reviewing a deed and there’s no visible lien, but later you discover there's a lien on house but not on title—how is that possible?
This can happen if:
In Michigan, a title search should catch most liens, but some can slip through. That’s why checking multiple sources (court filings, tax roll, HOA records) is critical.
Wondering what happens if a lien is not on property you’re interested in?
You’re in luck—assuming no lien exists, the title is “clear,” and the transaction can proceed without needing to pay off outside debts.
But be cautious:
Always verify across multiple offices (deeds, courts, tax offices) to ensure the lien status is current and accurate.
| DIY Title Search | Professional Title Search |
|---|---|
| Uses free online tools or county visits | Performed by trained title abstractors or title companies |
| Saves on cost | Higher accuracy and coverage |
| May miss out-of-county records or liens | Includes complete chain-of-title and risk mitigation |
| Time-consuming for large portfolios | Fast turnaround, even for mass title search requests |
If you're buying a home, refinancing, or conducting due diligence on a real estate deal in Michigan, the safest route is to use a licensed professional or title research company.
Here's a quick snapshot of Michigan counties where you can begin a free title search:
| County | Online Access | Website |
|---|---|---|
| Wayne County | Yes | Wayne County Register of Deeds |
| Oakland County | Yes | Oakland Register of Deeds |
| Kent County | Yes (paid document download) | Kent County Deeds |
| Ingham County | Partial | Ingham County Register |
| Washtenaw County | Yes | Washtenaw Register of Deeds |
Whether you’re purchasing a home in Detroit, evaluating farmland in the UP, or acquiring commercial properties in Grand Rapids, a Michigan title search is non-negotiable.
From understanding how to do a title search to handling a lien on house but not on title, you’re now equipped to protect your investment. A properly executed search can reveal more than ownership—it can uncover fraud, protect against unknown claims, and give peace of mind.