Pennsylvania Title Search Services

Nobody Knows Pennsylvania Dirt Like We Do.

Pennsylvania title search is anything but straightforward. With 67 independently managed counties, 60-year chain-of-title requirements, severed coal, oil and gas rights, and land grants stretching back to William Penn, few states demand more specialized expertise.

Action Title Research has decades of experience navigating Pennsylvania title search. From county Recorder of Deeds offices to orphans' court filings, municipal lien searches and centuries-old metes and bounds descriptions, our team knows where to look, who to contact and what it takes to get the job done right.

Why Are Pennsylvania Title Searches So Complicated?

In Pennsylvania, finding the complete picture often means looking well beyond the county recorder.

County-by-County Variability

Pennsylvania does not have a single, centralized recording system. Each of its 67 counties maintains its own Recorder of Deeds, Prothonotary and Tax Assessor offices — some fully digitized, others still reliant on grantee/grantor index books, tract indexes or microfilm archives.

Title searchers must understand the indexing rules and quirks of each individual county to deliver a complete Pennsylvania title search.

Split Chains and Subsurface Rights

Decades of coal, oil and gas activity across Western and Central Pennsylvania severed subsurface mineral rights from surface ownership on many properties — conveyances that can still exist as active encumbrances today.

A complete search must investigate both surface and subsurface ownership, often reviewing separate deeds and conveyances to catch encumbrances a standard search would miss.

Hidden Municipal Liens Not Found in Deed Records

Pennsylvania municipalities can record code violations, unpaid utility bills, weed abatement fines and demolition charges outside the official county deed and land records — filed instead with local code enforcement or public works departments.

Because these obligations aren't always in the land records, they can remain legally attached to a property without appearing in a standard title search.

Estate and Orphans’ Court Record Integration

Generational land transfer without formal probate is common in Pennsylvania, especially on rural and family-held properties, leaving ownership chains that depend on wills, estate records and orphans’ court filings rather than a single recorded deed.

Resolving these heirship issues can require research into orphans’ court filings, historical wills and, in some cases, genealogical tracing to confirm rightful ownership.

Historic Chain of Title

Pennsylvania often requires a chain of title going back at least 60 years — longer than many other states. In some areas, that chain stretches back to William Penn's original land grants in the late 1600s. Often vague or overlapping claims from these grants can still influence boundaries and ownership in older communities today. That's why Pennsylvania title search requires more than access to records. It requires local knowledge.

Want to Go Deeper?

Download our guide, Navigating the Complex World of Pennsylvania Title Search, for a closer look at the history, local quirks and unusual issues that make title research in the Keystone State unique.

Download the PA Title Search Guide →

Why Choose Action Title Research for Pennsylvania Title Search?

Plenty of title search companies can cover Pennsylvania.
Working in Pennsylvania every day is different.

Deep Pennsylvania Experience
Statewide coverage across all 67 counties and more than 2,400 municipalities.
2M+
Searches Completed
Extensive experience with routine and highly complex title work.
Quality Control Built In
Every search is backed by ATR's QC process before delivery.
99.99%
Non-Claim Rate
Reflects our longstanding focus on search quality and accuracy.
$5M
E&O Coverage
Errors & Omissions insurance for added confidence.
Built to Scale
Flexible search volume — three searches or three hundred.

Title Search Solutions Available in Pennsylvania

From traditional county searches to comprehensive, workflow-ready search packages, ATR offers flexible solutions for Pennsylvania title professionals.

County Search SyncSearch™ SmartStax™ SmartSearch™

Our technology-enabled solutions can provide structured, typed data and workflow-ready outputs that reduce manual rekeying and help your team move files forward more efficiently.

ATR integrates with leading title production systems, helping reduce manual data entry and keep search results moving efficiently into your existing workflow.

Explore All ATR Solutions
Statewide Coverage

Pennsylvania Title Search Coverage — All 67 Counties

Action Title Research provides title search coverage throughout the entire state of Pennsylvania, including all 67 counties and more than 2,400 municipalities.

Philadelphia, Southeastern PA & Lehigh Valley

  • Berks County
  • Bucks County
  • Carbon County
  • Chester County
  • Columbia County
  • Delaware County
  • Lackawanna County
  • Lehigh County
  • Luzerne County
  • Monroe County
  • Montgomery County
  • Montour County
  • Northampton County
  • Northumberland County
  • Philadelphia County
  • Pike County
  • Schuylkill County
  • Susquehanna County
  • Wayne County
  • Wyoming County

South Central & Central PA

  • Adams County
  • Bedford County
  • Blair County
  • Bradford County
  • Centre County
  • Clinton County
  • Cumberland County
  • Dauphin County
  • Franklin County
  • Fulton County
  • Huntingdon County
  • Juniata County
  • Lancaster County
  • Lebanon County
  • Lycoming County
  • Mifflin County
  • Perry County
  • Potter County
  • Snyder County
  • Sullivan County
  • Tioga County
  • Union County
  • York County

Western & Northwestern PA

  • Allegheny County
  • Armstrong County
  • Beaver County
  • Butler County
  • Cambria County
  • Cameron County
  • Clarion County
  • Clearfield County
  • Crawford County
  • Elk County
  • Erie County
  • Fayette County
  • Forest County
  • Greene County
  • Indiana County
  • Jefferson County
  • Lawrence County
  • McKean County
  • Mercer County
  • Somerset County
  • Venango County
  • Warren County
  • Washington County
  • Westmoreland County

From Philadelphia rowhomes and generations-old family farms to rural parcels still described in centuries-old metes and bounds, title search requirements can vary significantly throughout the state.

ATR's statewide experience means you don't have to find a different search provider every time the property crosses a county line.

One Pennsylvania title search partner. Statewide coverage.

Pennsylvania Title Search FAQs

Why is title searching more complicated in Pennsylvania?
Pennsylvania does not use a single, centralized recording system — each of its 67 counties maintains its own Recorder of Deeds, Prothonotary and Tax Assessor offices, with indexing methods ranging from modern digital systems to handwritten grantee/grantor books. PA also requires a longer, 60-year chain of title, and severed coal, oil and gas rights add another layer of complexity in many regions.
Does Action Title Research cover all of Pennsylvania?
Yes. ATR provides statewide title search coverage across all 67 Pennsylvania counties and more than 2,400 municipalities.
What types of Pennsylvania title searches does ATR provide?
ATR provides county searches as well as a wide range of ancillary searches, including tax, bankruptcy and PATRIOT Act searches. Search requirements vary by property and transaction, and our team can help determine the appropriate search package for your needs.
What is Pennsylvania's 60-year chain of title requirement, and why does it matter?
Pennsylvania often requires a chain of title going back at least 60 years — longer than many other states. In some areas, that chain stretches back to William Penn's original land grants in the late 1600s, and early, sometimes vague or overlapping claims can still affect boundaries and ownership in older communities today.
Can ATR handle high-volume Pennsylvania title search orders?
Yes. ATR's model is designed to scale with client volume, whether an operation needs a handful of searches or hundreds.
Does ATR integrate with title production software?
Yes. ATR integrates with leading title production systems, helping reduce manual data entry and keep search results moving efficiently into your existing workflow.
How long does a Pennsylvania title search take?
Turnaround times vary based on the type of search, property type, and availability of the necessary county records. Contact our team with the details of your search and we'll provide an estimated turnaround time.
How much does a Pennsylvania title search cost?
Pricing varies depending on the type and scope of the search, property location and any additional searches or services required. Contact us with the details of your search and we'll provide pricing based on your specific needs.