Private Investigators Join Property Title Forensics

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Real estate title records are a valuable source of investigative intelligence. By going beyond a simple “title search”, an investigator can discover factual data and intangible patterns which cannot be found elsewhere. True title research goes beyond just a database search of online or electronic title records. Obtaining the actual physical documents for examination takes some time, but they contain the true description of the events surrounding property activity. Forensic research of title records history can provide the following:
Invisible pattern of activity: Examination and analysis of real estate title records can uncover important details about a property or individual. The pattern and manner of transactions often are not immediately apparent when looking at a title report or title abstract. These documents are simply a snapshot of a specific point in time, in the present. They obtain information such as Where was the closing held? Were the documents executed at the subject’s home? Out of state? Were there any quit-claim deeds? Has any lis pendens notice been filed, even if no foreclosure resulted? These ...
... filings often contain “CC:” notices to any third parties known to be associated with the subject.
Unconcealable information: Since title records cannot be kept confidential, these are often the “open door” into the activities and finances of an individual or corporation. Title documents will also disclose partnerships and ownership alliances, which can lead to other avenues of investigation. Legal recording of documents often requires listing of any alternate identities or names.
Deep intelligence within documents: Each document in a chain of title history contains pages of details which individually disclose legal descriptions, methods of ownership, and vesting. A standard property title report lists simply the date of transfer, sale price, and party names.
Relationship slip ups: We also observe the third parties associated with each document. The identities of witnesses to signatures are important details to collect, and we also compare the names of notaries and escrow company representatives, to see if they appear on documents executed many years apart. This could indicate an association with the person or firm. It can also indicate fraud.
Mortgage patterns: Historical mortgage instruments which were previously placed on the property title may no longer be active. Loans that were paid off or refinanced may no longer be appearing on title. However, by detecting these prior documents, a pattern of finances can emerge.
Liens & judgments: What claims have been made against the property, or even its owner as an individual? Liens which have been paid may not currently show on title, but old judgments can open a line of investigation into activities and other parties. The mortgage chain can also disclose financial institutions which would have financial statements and applications completed by the subject at different identifiable points in time. Government liens from the IRS, Child Support Enforcement, sales tax collections, etc., can lead to other public records with more information.
Tax assessor’s records: Many assessors’ offices have sketches or photos of properties showing the layout and outbuildings.
Additional properties: Even if the person does not own other property, they may have appeared on a mortgage as a cosigner.
Property conveyance: The subject name may not hit for current ownership, but prior ownership history can show property attachment in the past. Sometimes the property will have been “quit-claimed” to try and conceal ownership. This can be discovered.
Another advantage to title records is that no record is made of the inquiry. Title search or document retrieval leaves no paper trail or record of search.
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