What is the difference between a preliminary title report and title insurance?

The preliminary title report is a search of public records that shows what's currently on file against your property — liens, easements, judgments, recorded documents. Title insurance is the policy you purchase after escrow closes to protect against claims that weren't discovered in that search. The prelim is the diagnostic; the insurance is the protection.

Who orders the preliminary title report — the buyer or the seller?

In Southern California, including Los Angeles County, the escrow company orders the preliminary title report shortly after escrow opens. The seller typically selects the escrow company (by custom in SoCal), which means the seller's agent often coordinates with a preferred title/escrow provider. The cost of the title search is usually included in the seller's closing costs.

How long does it take to resolve a lien found on the preliminary title report?

It depends on the type of lien. A property tax delinquency or judgment can be resolved in one to two weeks. An HOA demand letter takes 10 to 30 business days. An unreconveyed trust deed typically takes two to eight weeks. A mechanic's lien dispute or quiet title action can take months. The faster you identify issues — ideally before listing — the more options you have.

What happens if a lien can't be resolved before the close of escrow?

Escrow typically can't close until all liens the lender requires to be cleared are resolved. If a lien can't be paid off from the sale proceeds, you and the buyer would need to renegotiate — or escrow could be cancelled. This is why pre-listing title searches matter: identifying issues before you're under contract lets you adjust your strategy without losing a buyer.

Do sellers have to disclose easements and CC&Rs?

Yes. California's Transfer Disclosure Statement requires sellers to disclose easements they're aware of, and CC&Rs are included in the documents buyers receive during the inspection contingency period. The title company provides the buyer's agent with copies of all recorded CC&Rs and easements as part of the escrow process.