In NYC real estate, "title search" and "title abstract" are often used interchangeably — but they refer to different things.
What Is a Title Search?
A title search is the process of examining public records to determine legal ownership and identify claims, liens, or encumbrances. In NYC, this primarily involves ACRIS records plus:
- Tax liens (DOF)
- Judgment liens (court records)
- ECB liens (unpaid city violations)
- Federal tax liens
- Bankruptcy filings
- Lis pendens (pending litigation)
What Is a Title Abstract?
A title abstract is the written report summarizing the findings. It includes: current owner, chain of title, outstanding mortgages, liens, judgments, tax status, UCC filings, and easements.
The title search is the process; the title abstract is the product.
Traditional vs. Modern
Traditional abstracts take 3-7 business days and cost $250-$500. Modern platforms like RegWatch automate the process, generating abstracts in seconds from $15. While not a replacement for title insurance, automated abstracts are invaluable for:
- Deal screening — quickly evaluate title issues before committing resources
- Preliminary due diligence — gather title information early in the transaction
- Portfolio reviews — pull fresh abstracts across your properties on demand
- Cost reduction — run preliminary checks on every property you evaluate
When Do You Need Each?
- Evaluating an acquisition? → RegWatch abstract first (from $15), then formal search if the deal moves forward
- Preparing for closing? → Formal title search + title insurance, supplemented by RegWatch
- Monitoring portfolio? → RegWatch Pro automated monitoring
- Quick client question? → RegWatch for instant answers on ownership, liens, or mortgages