Pre-Listing Title Review
Identify Title Problems Before They Delay Your Closing
Selling a home is stressful enough. A Pre-Listing Title Review helps uncover ownership, lien, trust, probate, and recording issues before your home goes on the market, giving you time to solve problems before they become expensive delays.
Request My Free Pre-Listing Review Download ChecklistMost title issues are easier to solve before your home is listed -
not after a buyer is under contract.
Built on Experience. Focused on Prevention.
25+ Years
California Title & Escrow Experience
Thousands
of California Transactions
Serving
Southern California
Since 1999
How the Pre-Listing Review Works
1. Review the Property
We discuss ownership, title history, trusts, probate, and any known concerns before listing.
2. Identify Potential Issues
I evaluate vesting, liens, trust ownership, recording issues, and other matters that can delay escrow.
3. Build a Closing Strategy
You'll receive practical recommendations so issues can be addressed before your home hits the market.
What You'll Walk Away With
- Clear understanding of the property's title status
- Identification of potential issues before buyers are involved
- Recommended next steps to reduce delays
- Greater confidence before listing your property
Why Timing Matters
Most title issues aren't discovered until a buyer is already in escrow.
That's when everyone is working under tight deadlines and hidden title problems can become expensive delays.
Issues I commonly uncover include:
- Ownership Discrepancies
- Old Liens
- Recording mistakes
- Trust Funding Problems
- Missing Reconveyances
- Unknown Heirs
- Probate Concerns
Finding these issues before your home is listed gives you more options, fewer surprises, and a smoother closing.
What Every Review Includes
Every Pre-Listing Title Review includes a comprehensive review of the property's ownership, recorded documents, liens, trust or probate concerns, and other issues that could affect your sale.
Ownership Review
Verify vesting and ownership history.
Lien Search
Identify recorded liens and judgments.
Trust Review
Confirm trust ownership and successor trustee authority.
Probate Review
Determine whether probate may affect the sale.
Recording Review
Identify deed errors and recording defects.
Easements & Restrictions
Review recorded easements and CC&Rs.
Property Tax Review
Look for potential tax issues.
Closing Strategy
Discuss solutions before the property hits the market.
Common Problems I Find
Property still in deceased owner's name
The way title was held at the time of death determines whether probate or other legal steps may be required before the property can be sold.
Possible Solution: Probate, trust administration, or an affidavit.
Trust never funded
A trust may exist, but if the property was never legally transferred into it, additional steps may be needed before closing.
Possible Solution: Trust review or corrective deed.
Old Liens or Mortgages
Even loans that were paid off years ago may still appear on title if the proper release or reconveyance was never recorded.
Possible Solution: Reconveyance, payoff verification, or lien release.
Missing Reconveyance
A lender may have been paid in full, but if the reconveyance was never recorded, the loan can still appear as an active lien on title.
Possible Solution: Recording a reconveyance or obtaining lender documentation.
Incorrect vesting
Errors in how ownership is recorded can create unexpected legal issues that may delay or complicate the sale.
Possible Solution: Trust review or corrective deed.
IRS liens or support Judgements
Recorded tax liens or court judgments can attach to the property and often must be resolved before closing.
Possible Solution: Payoff verification, negotiations, or recorded release.
Unknown heirs
When ownership passes through inheritance, missing or unidentified heirs can create title questions that must be addressed before a transfer.
Possible Solution: Probate review or heirship documentation.
Recording errors
A simple recording mistake - such as an incorrect legal description or misspelled name - can create significant title problems years later.
Possible Solution: Correction deed or corrective recording.
Easements & CC&Rs
Recorded easements and deed restrictions may affect how the property can be used and should be understood before marketing the home.
Possible Solution: Review of recorded restrictions and property rights.
Seller impersonation concerns
Vacant, investment, and mortgage-free properties are increasingly targeted by fraudsters attempting to sell property they don't own.
Possible Solution: Enhanced identity verification and fraud prevention measures.
REAL CLIENT EXAMPLE
Hidden Prior Loan Could Have Delayed Closing
During a routine Pre-Listing Title Review, we uncovered an unreleased home equity line from a previous owner that threatened to delay our clients' sale.
Situation
A homeowner was preparing to sell their property.
Discovery
Old HELOC from a previous owner still appeared against the property.
Solution
Located the prior owner, visited their current residence, and coordinated with the appropriate parties to obtain the documentation needed to release the lien.
Result
Issue resolved before listing. No escrow delay.
Every transaction is different, but discovering these issues before a buyer is involved gives sellers significantly more options for resolving them.
Lesson Learned
- Title problems aren't always caused by the current owner.
- Old loans don't automatically disappear.
- Early title review gives you time to solve problems before buyers are involved.
25+ Years
in Title & Escrow
Pre-Listing
Title Reviews
Probate & Trust
Transfer Expertise
Fraud Prevention
Guidance
Protect Your Sale Before It Starts
Most title problems are completely solvable - if they're discovered early.
Schedule your complimentary
Pre-Listing Title Review today.
Most Title Problems Don't Start in Escrow - They're Just Discovered There.
The title issues that delay a closing are often years - or even decades - old. An improperly recorded deed, an unfunded trust, a missing reconveyance, or an ownership issue may not become apparent until a title search is performed after a buyer is already under contract.
That's why I recommend a Pre-Listing Title Review. By reviewing the property's history before it's listed, we can identify potential concerns early, discuss practical solutions, and help reduce the risk of surprises during escrow.
My goal is simple: help you enter the market with confidence, knowing you've taken proactive steps to prepare for a smoother transaction.
Frequently Asked Questions About Pre-Listing Title Reviews
Get clear answers about what a Pre-Listing Title Review includes, when to request one, and how it can help prevent title-related closing delays.
What is a Pre-Listing Title Review?
A Pre-Listing Title Review is a proactive review of a property’s ownership, recorded documents, liens, trust or probate concerns, and other title matters before the property is listed for sale. The goal is to identify potential issues early, while there is still time to address them without the pressure of an active escrow.
When should I request a Pre-Listing Title Review?
The best time to request a Pre-Listing Title Review is before the property is listed or as soon as the listing agreement is signed. An early review provides more time to investigate and resolve title concerns before a buyer is under contract.
Is a Pre-Listing Title Review the same as a Preliminary Title Report?
No. A Pre-Listing Title Review is an early evaluation designed to identify potential concerns and help prepare the property for sale. A Preliminary Title Report is normally issued after title has been formally opened for a transaction and outlines the conditions under which a title insurance policy may be issued.
What problems can a Pre-Listing Title Review uncover?
A review may uncover ownership or vesting discrepancies, old loans that were never reconveyed, recorded liens or judgments, trust funding problems, probate concerns, deceased owners remaining on title, recording errors, easements, deed restrictions, and other matters that could affect the sale.
What happens if a title problem is discovered?
Finding a title problem does not necessarily mean the property cannot be sold. Many issues can be resolved through corrective documents, lien releases, reconveyances, trust documentation, probate procedures, affidavits, or additional underwriting review. Discovering the problem early creates more time to determine the appropriate solution.
Do I need to be in escrow before requesting a review?
No. A Pre-Listing Title Review is specifically intended to take place before escrow. It can be requested by a Realtor or property owner who wants to better understand the property’s title status before placing it on the market.
How much does a Pre-Listing Title Review cost?
There is no charge for a Pre-Listing Title Review provided through Adrian Crandall and Corinthian Title Company. It is offered as a complimentary resource to help Realtors and property owners prepare for a smoother transaction.
Can a Pre-Listing Title Review guarantee that no title issues will arise?
No title review can guarantee that every possible issue will be discovered or that additional requirements will not arise during escrow. However, reviewing the available property information early can identify many common concerns and significantly reduce the risk of preventable last-minute surprises.
Ready to List with Confidence?
A complimentary Pre-Listing Title Review can help identify potential title concerns before they delay your transaction.
Schedule a Consultation