What You Don’t See: The Behind-the-Scenes Work That Ensures a Smooth Real Estate Closing in Beverly Hills and Los Angeles
As a luxury real estate broker with over three decades of experience in Beverly Hills, Holmby Hills, Bel Air, and across Los Angeles’ most prestigious neighborhoods, I’ve seen just about everything in a real estate transaction. When a deal looks like it’s gliding toward a smooth close—repairs complete, loan secured, everyone smiling at the finish line—there’s still a vital piece of the puzzle happening quietly behind the scenes: the title search.
While my buyers are picking out paint colors and planning where to place their Hermes throw, and sellers are thinking about their next move, a team of title professionals is hard at work confirming that the property can legally transfer ownership—free of encumbrances, judgments, or hidden claims. It’s the kind of work that, when done right, no one notices. But when something goes wrong, it can derail a multimillion-dollar deal in the blink of an eye.
Why Title Work Matters—Especially in Los Angeles Luxury Real Estate
In Los Angeles, particularly in legacy neighborhoods like Beverly Hills, Hancock Park, and Pasadena, many homes have long, storied ownership histories. Some estates have changed hands through generations, family trusts, or multiple corporate entities. Others may have been involved in complex remodels or ownership disputes. That’s why I work closely with top-tier title professionals who research every detail—sometimes back to the 1800s, when California first became a state—to ensure the title is clean and “marketable.”
This search includes a deep dive into public records to uncover:
Mechanics liens from contractors who were never paid (or forgot to remove the lien after they were),
Unpaid property taxes or special assessments,
Old mortgage liens that were never properly released,
Court judgments from divorce settlements or business disputes,
Or even lingering child support liens that were long ago satisfied but never formally released.
For instance, I recently encountered a property in the Hollywood Hills where the owner had inherited the estate from a parent, only to find that a decades-old lien from a resolved child support judgment was still recorded. Until that “release of judgment” was filed, the title couldn’t be transferred, and the deal couldn’t close. These are the moments where having a seasoned broker and an experienced title company makes all the difference.
More Than 70 Possible Title Issues—And One Simple Solution
Believe it or not, there are over 70 potential title defects that could delay or block a closing. Often, sellers don’t even realize these issues exist. That’s where the title company steps in—tracking down records, coordinating with courts or third parties, and ensuring everything is buttoned up before escrow closes.
This process can take a few days or several weeks, depending on the complexity of the issue. But until the preliminary title report is cleaned up and confirmed, the champagne stays on ice.
Why Title Insurance Is Non-Negotiable in High-Stakes Real Estate
Even after the most thorough title search, unknown risks can still arise post-closing. That’s why I always recommend that my buyers—especially those purchasing legacy estates or trophy properties—secure title insurance. It’s a one-time cost, and it protects your ownership rights for as long as you or your heirs have an interest in the property.
In a city like Los Angeles, where real estate isn’t just about square footage but about legacy, art, architecture, and investment, protecting your title is protecting your future.
In Summary:
In luxury real estate, what you don’t see is just as important as what you do. While the escrow process may seem smooth on the surface, there’s a great deal of legal and logistical diligence taking place behind the scenes to protect all parties involved. And in a market like Beverly Hills, where eight-figure deals are the norm, it’s the details—like a clean title—that make all the difference.
If you’re thinking about buying or selling a home in Los Angeles, let’s talk. I bring decades of local expertise, a global network, and a meticulous approach to every transaction—so that what’s behind the scenes never catches you off guard.