Before you put earnest money down, check the chain of title—the official record of who has owned the land. This sequence of deeds shows if the seller can legally transfer what you’re buying. Here are seven must-do deed checks to help you avoid costly surprises and know when to bring in a title professional.
7 Essential Chain of Title Checks for Vacant Land Buyers
1. Trace the Grantor/Grantee Chain—Is Every Link Accounted For?
Search your county recorder or clerk’s deed index for your parcel. Each deed should show a clear transfer from one owner to the next. Gaps or missing deeds are red flags. For example, if Jane Smith is the grantee in 2010, the next deed should show her as grantor. If a link is missing, the chain is broken—someone may not have had legal authority to sell.
- How to check: Use your county’s online records portal (see San Bernardino County example or Putnam County, FL example). Search by parcel number, owner name, and legal description. Download or view each deed in the chain.
- Stop sign: If you can’t account for every transfer from the last insured title to the present, do not proceed without a professional title search (Land Ops Desk Title Search).
2. Match Legal Descriptions—Do All Deeds Describe the Same Land?
Every deed in the chain should contain a legal description that matches the land you intend to buy. Small differences—typos, omitted lot numbers, or swapped section/township/range—can create confusion or even void a transfer.
- How to check: Compare the legal description on each deed to the current county GIS or assessor’s record. If you see discrepancies, confirm which description is correct with the county or a title professional.
- Stop sign: If the legal description changes or is ambiguous, halt the transaction until resolved. A mismatched description can mean you’re not buying what you think you are.
