When conducting a title search, the Grantor-Grantee Index is one of the most vital tools available to legal researchers, title examiners, and real estate professionals. Maintained by the county recorder or clerk, this index functions as the backbone of any comprehensive title investigation. It serves as a roadmap to uncover the full transactional history of a property and is instrumental in establishing clear, marketable title.
What Is the Grantor-Grantee Index?
The Grantor-Grantee Index is a chronological, name-based listing of all recorded documents involving the transfer or encumbrance of real property. It is split into two parts:
Grantor Index – lists parties who have transferred an interest in property (sellers, transferors).
Grantee Index – lists parties who have received an interest (buyers, transferees).
Each entry links the party name, recording date, instrument type (deed, mortgage, lien, etc.), and a reference to the location of the full document, either by book/page or document number.
Why the Grantor-Grantee Index Is Crucial in Title Research
1. Establishing the Chain of Title
To confirm ownership, a title examiner must trace the chain of title back through each conveyance. The grantor-grantee index allows examiners to:
Start with the current owner (grantee) and work backward through each grantor.
- Confirm that each transfer was valid and properly recorded.
- Detect breaks in the chain or improper conveyances (e.g., missing deeds, wild deeds).
- A clean, uninterrupted chain of title is a prerequisite for issuing a title insurance
2. Discovering Undisclosed Liens and Encumbrances
Liens, judgments, and mortgages are recorded against individuals, not just properties. By searching a seller’s name in the grantor index, an examiner can:
Discover liens filed against the seller (e.g., tax liens, mechanics’ liens, or civil judgments).
- Cross-reference instruments that may not appear in a parcel-based search.
- Determine whether such liens have been released or still encumber the title.
- Failing to search the name indexes may cause significant liabilities to go unnoticed.
3. Locating Easements, Restrictions, and Agreements
Not all easements and land use restrictions are recorded against the property description alone. Some may be recorded under personal names:
Grantor: The landowner granting an easement or covenant.
- Grantee: A municipality, neighbor, or utility company receiving the benefit.
- The grantor-grantee index helps uncover:
Unreleased easements.
- Reciprocal agreements.
- Covenants running with the land.
- These affect title even if they are not picked up in a tract index or map overlay.
4. Verifying Legal Authority in Transfers
The index also aids in confirming that transfers were executed by authorized parties:
Was the seller the record owner at the time of conveyance?
- Did a trustee, executor, or corporate officer have proper authority?
- Are there overlapping conveyances or signs of fraud?
- Cross-referencing deeds and verifying names prevent unlawful or improper transfers from slipping through.
5. Researching Unrecorded or Unindexed Interests
Sometimes, errors in indexing or delays in recording result in "wild deeds"—documents not properly reflected under the parcel or grantee name. A diligent examiner will:
Check alternate spellings, middle initials, and entity names.
- Search both indexes over a broad date range.
- Compare results to tax records, court dockets, or affidavits of heirship.
- The grantor-grantee index is often the only tool that surfaces these issues.
Modern Challenges and Considerations
Digital Access Varies:
Some counties provide digitized name indexes going back decades; others still require in-person research.
Limited by Human Error: Misspellings, misfilings, and inconsistent formatting can obscure critical records.
Requires Manual Review: Unlike GIS or title plants, name index searches demand careful, often manual, scrutiny—especially in probate, trust, or corporate transfers.
Nonetheless, even in the era of automation, grantor-grantee indexing remains irreplaceable for high-integrity title research.
The Grantor-Grantee Index is not merely a tool it is the investigative foundation upon which the integrity of a title search is built. Whether confirming ownership, discovering liens, or verifying legal authority, no thorough due diligence process can exclude this essential index.
For professionals committed to delivering accurate, insurable, and litigation-resistant title reports, mastering the grantor-grantee index is a non-negotiable skill. It's where the paper trail of property begins—and often where risks and defects are exposed.