What should I know about title work when buying a home in Grand Rapids?
When you’re buying a home in Grand Rapids, title work is one of those behind-the-scenes steps that can make or break your closing. Buyers often ask what’s involved and whether it really matters. Here’s what you actually need to know about title work to protect yourself and avoid last-minute surprises.
Quick Answer
Title work checks that the seller truly owns the property and that there aren’t unpaid liens, disputes, or other issues that could affect your ownership. In Grand Rapids, a title company researches public records and provides a title commitment before closing.
If title problems pop up—like unpaid taxes or unresolved ownership questions—they’ll need to be cleared before you take ownership. If you’re dealing with this situation, I’m happy to walk through it with you.
What Is Title Work and Why Does It Matter?
Title work is basically a deep dive into the property’s history to make sure the seller is the legal owner and no one else can claim the home after you buy it. The title company checks public records for things like old mortgages, unpaid taxes, liens, or even boundary disputes. If anything’s off, it has to be fixed before you close.
In Grand Rapids, title companies are local businesses that specialize in this research. You’ll usually get a “title commitment” a couple weeks before closing. This is a promise that the company will issue a title insurance policy if certain conditions are met. It’s your job (with your agent’s help) to read it and make sure you understand any exceptions or requirements.
Jason’s take: I often find buyers are surprised by what title work can uncover. It’s better to know about issues early, so you don’t get blindsided just before closing.
Common Title Issues Grand Rapids Buyers Should Watch For
Some issues are more common than you might expect, especially in older West Michigan neighborhoods. Unpaid property taxes, past-due contractor bills (mechanic’s liens), or errors in the legal description can all show up in the title search. In some cases, there are even missing heirs or old mortgages that were never properly released.
The rule of thumb: read through your title commitment as soon as you get it. Look for anything under “requirements” or “exceptions” you don’t understand. Your agent or the title company should be able to explain, but don’t be afraid to ask questions until you’re comfortable with what you see. If something looks off, it’s much easier to address it early in the process than at the closing table.
Jason’s take: In my experience, missing releases from old mortgages are one of the more frequent hiccups. They’re fixable but can slow things down if not caught early.
Want to Talk Through Your Situation?
If you’re not sure what to look for in your title work or something in your title commitment doesn’t make sense, it’s always worth a quick chat. Getting ahead of issues can keep your closing on track.
Schedule a Buyer Consultation or call/text 616-916-9770.
Title Insurance: What It Covers and What It Doesn’t
Title insurance is what protects you against most problems that weren’t found during the title search. If someone shows up years later claiming they have an interest in your property—or if an old lien pops up—your policy can help cover the legal costs or even pay you for your loss. In Grand Rapids, buyers almost always get an “owner’s policy” at closing, and your lender will require a separate “lender’s policy.”
It’s important to know that title insurance doesn’t cover everything. For example, if you agree to take on a known issue (something listed as an “exception” in your policy), the insurance won’t protect you from that risk. If you have questions about what’s covered, your agent or the title company can clarify the details. The Consumer Financial Protection Bureau has helpful info on closing steps that includes title work and insurance basics.
What to Do If a Title Problem Comes Up
If the title search uncovers a problem, don’t panic—most issues can be fixed, but it may take some extra paperwork or negotiation. The seller is usually responsible for clearing up things like old liens or back taxes, but your purchase agreement and lender requirements will shape what actually happens.
The best move is to stay in close contact with your agent and the title company. Ask for updates if you’re not sure where things stand. If a problem seems like it could delay closing, discuss your options: you might be able to extend the closing date, ask the seller for a credit, or in rare cases, decide whether it’s worth walking away. The HUD also provides guidance for buyers on what to expect in the closing process.
Grand Rapids Buyer Example
For example, imagine a Grand Rapids buyer who’s under contract for a 1950s bungalow. During title work, the company finds an old mortgage that was never properly released. The buyer’s agent works with the seller and title company to track down documentation from the original lender. Because the issue was caught early, it’s resolved before closing, and the buyer gets clear title to the home.
Why Title Work Matters in Grand Rapids
In my experience, Grand Rapids has a mix of older homes and properties that have changed hands multiple times. That can increase the odds of finding old liens, missing paperwork, or other title complications. Weather and seasonal cycles don’t usually affect title work, but if you’re buying in a busy spring or summer season, title companies might be juggling more files—so staying on top of deadlines is extra important.
It’s also worth noting that some properties—like foreclosures or homes that haven’t sold in decades—may have more title work involved. Buyers may want to consider giving themselves a little extra time for the title search if the property history seems complicated or if you see anything odd in the title commitment. If you have questions, your agent and the title company are your best resources for local insight.
Frequently Asked Questions About Buying in Grand Rapids
Can I choose my own title company when buying in Grand Rapids?
Yes, buyers often have the right to choose their title company, though sometimes the seller or lender may have a preferred provider. Ask your agent what’s typical for your situation.
What happens if a title issue can’t be resolved before closing?
If a title issue can’t be cleared, you may need to delay closing, renegotiate the agreement, or in rare cases, decide whether to move forward with the purchase. Discuss your options with your agent.
Is title insurance required in Michigan?
While Michigan law doesn’t require buyers to purchase title insurance, most lenders will require a lender’s policy, and it’s strongly recommended to protect your ownership rights.
How long does the title process usually take?
Title work in Grand Rapids often takes a couple of weeks, but it can be faster or slower depending on the property’s history and how quickly documentation is provided.
Related Grand Rapids Buyer Resources
- What Should I Know About Renovation Costs When Buying a Home in Grand Rapids?
- What Should I Know About Foundation Issues in Grand Rapids?
- How Can I Prepare My Grand Rapids Home for Sale to Minimize Inspection Risks?
About the Author
Jason Pohlonski is a Michigan licensed real estate salesperson with Keller Williams Grand Rapids East. He helps buyers and sellers throughout Grand Rapids, East Grand Rapids, Forest Hills, Ada, Byron Center, Jenison, Cascade, and surrounding West Michigan communities.
Jason began his real estate career in Chicago in 2004, later expanding his experience in Ann Arbor from 2014 to 2019, and has been serving clients in the Grand Rapids area since 2019.
With over 20 years of combined real estate experience across multiple markets, Jason focuses on helping clients make clear real estate decisions involving pricing, offer terms, inspections, appraisals, relocation timing, and buy-sell planning.
Industry Recognition
Jason is recognized by platforms and industry organizations including Zillow, Grand Rapids Magazine Real Estate All-Stars, and Real Producers for his work serving West Michigan buyers and sellers.
Jason also supports One More Moment, a nonprofit that grants wishes to late-stage cancer patients, by donating $100 for every successful closing.
Professional Disclosure
Jason Pohlonski
Michigan Licensed Real Estate Salesperson
License Verification: Verify Michigan License #6501386166
Brokerage: Keller Williams Grand Rapids East
Brokerage Office: 1555 Arboretum Dr. SE, Grand Rapids, MI 49546
📱 Call or text: 616-916-9770
📅 Schedule consultation:
https://calendly.com/pohlonskirealestate/30min
📧 Email: jpohlonski@kw.com
This article reflects Jason’s experience working with buyers and sellers and market conditions in Grand Rapids and surrounding communities at the time of publication. Real estate outcomes can vary depending on market conditions, property characteristics, buyer demand, financing terms, inspection results, appraisal results, and lender requirements.
This article is for general informational purposes only and is not legal, tax, financial, insurance, engineering, inspection, or floodplain determination advice. Buyers and sellers should consult qualified professionals before making decisions involving financing, insurance, inspections, taxes, legal issues, or property risk.
