Introduction
In the complex and high-stakes world of real estate, few roles are as essential yet as overlooked as that of the title searcher. Yet in states like Connecticut, anyone can declare themselves a title searcher—no license, no regulation, no formal training required. As real estate transactions grow more digital and outsourcing becomes more common, the risks associated with unregulated title searches are multiplying. It’s time to ask: should title searchers be licensed? The answer, according to experts, is a resounding yes.
1. A Profession with No Standards
Jacquie Purcell, President of the Connecticut Land Title Association and a 25-year veteran in the field, underscores a glaring truth: Connecticut has no licensing or regulation for title searchers. Unlike nearly every other real estate-related role (realtors, appraisers, attorneys), title searchers operate without oversight, despite playing a critical role in ensuring that real estate transactions are legally sound.
2. Real-World Consequences of Inadequate Searches
Pel shared eye-opening examples of how untrained or remote title searchers can miss critical red flags:
- Open building permits—like a gas line mistakenly installed through a neighbor’s property.
- Undetected liens and zoning issues—especially when records are kept in physical books not available online.
- Fraudulent deed submissions—involving cash-filled envelopes and fake notary stamps.
- Misspelled names on mortgage documents—leading to missed liens or ownership records.
When these issues surface, it’s the homeowners—not the banks—who bear the brunt of the fallout.
3. The Problem with Outsourcing
Many title searches are now outsourced overseas—primarily to India—where workers depend solely on online databases. But Connecticut’s 169 municipalities maintain records differently, and many crucial documents aren’t digitized. Pel recounted hiring 12 overseas title searchers to examine her own property—all 12 got it wrong. Worse, these out-of-country contractors are often untraceable when errors occur.
4. Who Pays When Things Go Wrong?
While banks typically require title insurance for their protection, homeowners often forgo purchasing their own policy. This means that homeowners can be left with no coverage if a title issue arises. Title companies may carry Errors and Omissions (E&O) insurance, but in many cases, these costs are passed down—or not enforced at all for subcontracted searchers.
5. A Model for Reform
States like North Dakota, South Dakota, Minnesota, and West Virginia have implemented successful licensing and regulation models for title searchers. These systems include:
- Requiring passage of a licensing exam.
- Mandating E&O insurance.
- Conducting background checks and professional credentialing.
Pel argues that Connecticut doesn’t need to reinvent the wheel—it could adopt an existing framework, potentially under the Department of Consumer Protection or through the same channels that license private investigators.
6. Why Licensing Matters Now More Than Ever
With growing cyber threats (as seen in a recent attack that disabled access to Connecticut land records), reliance on digitized data without trained professionals is dangerous. Real estate fraud is rising, homeowners are uninformed, and the only line of defense is a qualified, experienced title searcher.
Conclusion: Protecting the Homeowner
In a housing market already strained by affordability and complexity, allowing unlicensed individuals to handle critical legal research is not just risky—it’s negligent. Licensing title searchers is about more than professional standards; it’s about protecting homeowners, ensuring due diligence, and maintaining the integrity of real estate transactions.
As Pel put it: A homeowner doesn’t even know who conducted the title search on their property—and that’s reckless.
The solution is clear: require title searchers to be licensed, insured, and held accountable.
Order your Title Search Today with Fusion Title Search
If you’re a legislator, homeowner, or real estate professional in Connecticut or elsewhere, advocate for regulatory reform. Title searches aren’t just paperwork—they’re the foundation of your legal ownership. It’s time we treated them as such.