Best Way to Run an Owner/Title Search
Hello,
I'm looking for some guidance on a defaulted private loan in Pennsylvania.
I'm the first-lien lender on a property in Pittsburgh, PA. The loan has been in default for quite some time, and the borrowers have stopped responding. I had a Notice of Default sent, but I never received a response.
Based on advice from another investor, I'd like to run a current owner/title search to see what liens, mortgages, judgments, or other encumbrances are currently attached to the property before deciding on my next steps.
What is the best way to obtain this information? Can a title company provide it, or is there another service or professional you would recommend? If you've been through a similar situation in Pennsylvania, I'd really appreciate hearing what worked for you.
Thank you!
Ria
Most Popular Reply
Hi Ria,
As a first-lien lender, obtaining an updated title search is exactly the right next step.
I'd recommend ordering a current title search through a reputable Pennsylvania title company or real estate attorney. The search will identify the current owner of record, any mortgages, tax liens, judgments, municipal liens, mechanics' liens, easements, and other encumbrances that have been recorded since your loan originated. It will also confirm whether any additional liens may affect your foreclosure strategy.
If you're considering foreclosure, I'd also suggest having a litigation guarantee or foreclosure title report prepared. This identifies all parties with a recorded interest in the property who will need to be properly notified during the foreclosure process, helping to avoid delays later.
In the meantime, you can also review the Allegheny County Recorder of Deeds records online to see recently recorded documents, but I wouldn't rely on that alone. A professional title search is more comprehensive and gives you greater confidence before taking legal action.
Since this is a Pennsylvania default, coordinating with a foreclosure attorney early in the process is worthwhile. They can review the title work, confirm lien priority, and help you determine the most efficient path forward.
Best of luck—I hope you're able to get the matter resolved and protect your position as the first-lien holder.
- Joseph Scorese