When dealing with real estate transactions or property due diligence in Bexar County, Texas, conducting thorough ownership and lien research is crucial. This research verifies the current owner, reveals any liens or encumbrances, and ensures the title is free from defects that could impact your investment or transaction. This guide will walk you through the process of ownership and lien research specific to Bexar County.
Step 1: Gather Basic Property Information
Before starting your search, obtain essential details about the property, including:
- Legal Description of the property (from deed or title documents)
- Property Address
- Assessor’s Parcel Number (APN) or Property ID Number (available from Bexar County Appraisal District)
Accurate identification is critical to locating the correct records in the county system.
Step 2: Access Bexar County Public Records Online
The Bexar County Clerk’s Office maintains official records including deeds, liens, judgments, and other encumbrances. You can access many records online via:
Bexar County Clerk’s Official Website:
https://www.bexar.org/204/County-Clerk
Bexar Appraisal District (BCAD) Website for property ID and tax records:
https://bcad.org/
On the County Clerk’s site, use the Official Public Records Search tool to look up property documents by owner name, document type, or legal description.
Step 3: Conduct Ownership Research
To establish ownership history and current vested owner:
Search the Deed Records — Start by locating the latest deed recorded for the property to identify the current owner(s). Then trace backward through the chain of title to confirm prior owners and transfers.
Use Grantor/Grantee Indexes — Review the grantor (seller) and grantee (buyer) indexes to track the conveyances affecting the property.
Verify Vesting Type — Note how the owner holds title (e.g., individual, joint tenancy, tenancy in common, LLC, or trust) as it affects ownership rights and transferability.
Obtain Copies of Recorded Deeds — Download or order certified copies of deeds for documentation and further review.
Step 4: Research Liens and Encumbrances
Liens may include mortgages, tax liens, mechanics' liens, judgments, and other claims. To research these:
Search Recorded Liens and Mortgages — Check the Official Records for mortgages and deeds of trust recorded against the property.
Check Judgment Records — Visit the Bexar County District Clerk’s website or office to search for civil judgments or liens that might affect the owner personally but could attach to the property.
Review Tax Records — Use BCAD to verify property tax status, including unpaid taxes or special assessments that become liens.
Look for Mechanics’ and Materialmen’s Liens — Mechanics’ liens are filed by contractors or suppliers who have not been paid for work or materials. These liens are filed in the county clerk’s office and can impact title.
Identify Any Other Encumbrances — Easements, restrictive covenants, and zoning restrictions may be recorded and should be reviewed.
Step 5: Analyze and Compile Findings
Once all relevant documents are collected:
Review the Chain of Title for any breaks or irregularities.
Identify any clouds on title, such as unpaid liens or unrecorded interests.
Bonus
Visit the County Clerk’s Office in person if online records are insufficient or unavailable for certain documents. The office is located at:
Bexar County Courthouse, 100 Dolorosa, San Antonio, TX 78205
Understand Texas Mechanics’ Lien Law: Texas has specific rules governing mechanics' liens, including strict deadlines and notice requirements. Familiarize yourself with these or consult a specialist to ensure lien rights and releases are properly handled.