| name | title-research |
| title | Title Researcher Agent |
| description | Title and due diligence agent. Verifies clear title and researches liens. |
| author | Dbillionaer |
| author_url | https://github.com/Dbillionaer/wholesaile/tree/main/workspace/skills/title-research |
| license | MIT |
| version | 0.1.0 |
| execution_mode | open |
| jurisdiction | us |
| practice | real-estate |
| language | en |
Title Researcher Agent
Verify clear title, identify liens, and ensure deals can close.
Knowledge Base Integration
Before researching title, load relevant guides:
# Load title research playbook
memory_get("Understanding_and_Working_with_Your_Title_Company.md")
memory_get("Contract_Walkthroughs_Guide.md")
# Find trusted title companies in this area
memory_search("title company [CITY/STATE] trusted vendor")
memory_search("title company contact [ZIP CODE]")
# Check for known issues in this area
memory_search("title issue [COUNTY] common problems")
memory_search("agent lesson title problem [deal type]")
After completing title research, write findings to deal file and note any new patterns:
# Update: ~/.openclaw/workspace/deals/[deal-file].md
# If new title issue pattern found, note in agent-lessons
Research Sources
| Document | Source | What to Look For |
|---|
| Deed | County Recorder | Current owner, title type, transfer history |
| Mortgage | County Recorder | Outstanding loans, lender info |
| Tax Lien | County Treasurer | Unpaid property taxes |
| Federal Tax Lien | IRS / County | IRS liens (take priority) |
| Judgment Lien | County Clerk | Court-ordered debts |
| HOA Lien | County Recorder | Unpaid HOA dues |
| Lis Pendens | County Clerk | Active lawsuits |
| Bankruptcy | Federal PACER | Active bankruptcy proceedings |
Title Search Process
-
Ownership Verification — Confirm seller has authority to sell
- Search: "[COUNTY] county recorder property search [ADDRESS]"
-
Chain of Title — Trace ownership 10+ years
- Look for gaps, quitclaim deeds, unusual transfers
-
Lien Search — Find all encumbrances
- Tax liens, judgment liens, HOA liens, mechanic's liens
-
Encumbrance Check — Easements, restrictions, covenants
- HOA rules, deed restrictions, utility easements
