FAQ - Questions and Answers
Here are some frequently asked questions about real estate transactions.
What is a title search?
A title search is an examination of all public records that involve title to a specific property. The search is conducted to verify that there are no liens or other claims against the property other than those scheduled to be paid off by a new loan or a purchase money mortgage and/or subordinated by a new loan. A title search also confirms that all former owners have formally given up their ownership rights to the property.
What are recording fees?
Recording fees are "fees" that are paid to the Commonwealth of Massachusetts for the "privilege" of recording documents that relate to real estate transactions. Some of the recording fees are as follows:
Deed $125.00
Mortgage $175.00
Discharge of a Mortgage $75.00
Declaration of Homestead $35.00
What does Title Insurance do?
To protect possibly the most important investment you'll ever make- the investment in real estate.
A lender goes to great lengths to minimize the risk of lending money for the loan it makes on real estate. It checks on the borrower's credit to determine their ability to repay the loan; and the lender seeks assurance that the quality of the title to the property it is loaning money on meets with the lender's satisfaction; and that a title insurance policy protecting the lender's loan will be issued to it by a title insurance company.
Does the loan policy protect the borrower?
The loan policy does not protect the borrower.
The loan policy protects only the lender against loss, not the borrower. The borrower for a purchase loan can obtain title insurance to protect their own interests, and it protects the borrower for as long as they own the property. The borrower can obtain from the closing attorney a list of the matters that an owner's title insurance policy covers.
Why is title insurance necessary if there has been a title search?
Title insurance is issued after an examination of the public records. But even the most thorough search cannot absolutely assure that no title defects are present, despite the knowledge and experience of professional title examiners. In addition to matters shown by public records, other title problems may exist that cannot be found in a search.
A few of such title problems that can cause loss of title or create an encumbrance on title are:
False impersonation of the true owner of the property
Forged deeds, releases of wills
Undisclosed or missing heirs
Instruments executed under invalid or expired power of attorney
Mistakes in recording legal documents
Misinterpretations of wills
Deeds by persons of unsound mind
Deeds by minors
Fraud
Where are title searches conducted?
In Massachusetts, documents related to real estate transactions are recorded in the Registry of Deeds for the county in which the real estate is located.
Here is a list of the cities and the towns and their counties wherein they are located:
Abington |
Plymouth |
Acton |
Middlesex |
Acushnet |
Bristol |
Adams |
Berkshire |
Agawam |
Hampden |
Alford |
Berkshire |
Allston (see Boston) |
Suffolk |
Amesbury |
Essex |
Amherst |
Hampshire |
Andover |
Essex |
Aquinnah (formerly Gay Head) |
Dukes |
Arlington |
Middlesex |
Ashburnham |
Worcester |
Ashby |
Middlesex |
Ashfield |
Franklin |
Ashland |
Middlesex |
Athol |
Worcester |
Attleboro |
Bristol |
Auburn |
Worcester |
Avon |
Norfolk |
Ayer |
Middlesex |
Back Bay (see Boston) |
Suffolk |
Barnstable |
Barnstable |
Barre |
Worcester |
Beacon Hill (see Boston) |
Suffolk |
Becket |
Berkshire |
Bedford |
Middlesex |
Belchertown |
Hampshire |
Bellingham |
Norfolk |
Belmont |
Middlesex |
Berkley |
Bristol |
Berlin |
Worcester |
Bernardston |
Franklin |
Beverly |
Essex |
Billerica |
Middlesex |
Billerica Center |
Middlesex |
Blackstone |
Worcester |
Blanford |
Hampden |
Bolton |
Worcester |
Boston |
Suffolk |
Bourne |
Barnstable |
Boxborough |
Middlesex |
Boxford |
Essex |
Boylston |
Worcester |
Braintree |
Norfolk |
Brewster |
Barnstable |
Bridgewater |
Plymouth |
Brimfield |
Hampden |
Brockton |
Plymouth |
Brookfield |
Worcester |
Brookline |
Norfolk |
Buckland |
Franklin |
Burlington |
Middlesex |
Buzzards Bay (see Bourne) |
Barnstable |
Byfield (see Newbury) |
Essex |
Cambridge |
Middlesex |
Canton |
Norfolk |
Carlisle |
Middlesex |
Carver |
Plymouth |
Cataumet (see Bourne) |
Barnstable |
Charlemont |
Franklin |
Charlton |
Worcester |
Chatham |
Barnstable |
Chelmsford |
Middlesex |
Chelsea |
Suffolk |
Chesire |
Berkshire |
Chester |
Hampden |
Chesterfield |
Hampshire |
Chicopee |
Hampden |
Chilmark |
Dukes |
Clarksburg |
Berkshire |
Clinton |
Worcester |
Cohasset |
Norfolk |
Colrain |
Franklin |
Concord |
Middlesex |
Conway |
Franklin |
Cummington |
Hampshire |
Dalton |
Berkshire |
Danvers |
Essex |
Dartmouth |
Bristol |
Dedham |
Norfolk |
Deerfield |
Franklin |
Dennis |
Barnstable |
Dighton |
Bristol |
Dorchester (see Boston) |
Suffolk |
Dorothy Pond (see Millbury) |
Worcester |
Douglas |
Worcester |
Dover |
Norfolk |
Dracut |
Middlesex |
Dudley |
Worcester |
Dunstable |
Middlesex |
Duxbury |
Plymouth |
East Bridgewater |
Plymouth |
East Brookfield |
Worcester |
East Dracut (see Dracut) |
Middlesex |
East Freetown (see Freetown) |
Bristol |
East Longmeadow |
Hampden |
East Millbury (see Millbury) |
Worcester |
Eastham |
Barnstable |
Easthampton |
Hampshire |
Easton |
Bristol |
Edgartown |
Dukes |
Egremont |
Berkshire |
Erving |
Franklin |
Essex |
Essex |
Essex Falls (see Essex) |
Essex |
Everett |
Middlesex |
Fairhaven |
Bristol |
Fall River |
Bristol |
Falmouth |
Barnstable |
Fitchburg |
Worcester |
Florida |
Berkshire |
Foxborough |
Norfolk |
Framingham |
Middlesex |
Franklin |
Norfolk |
Freetown |
Bristol |
Gardner |
Worcester |
Gay Head (now known as Aquinnah) |
Dukes |
Georgetown |
Essex |
Gilbertville (see Hardwick) |
Worcester |
Gill |
Franklin |
Gloucester |
Essex |
Goshen |
Hampshire |
Gosnold |
Dukes |
Grafton |
Worcester |
Granby |
Hampshire |
Granville |
Hampden |
Great Barrington |
Berkshire |
Greenfield |
Franklin |
Greenlodge (see Dedham) |
Norfolk |
Groton |
Middlesex |
Groveland |
Essex |
Hadley |
Hampshire |
Halifax |
Plymouth |
Hamilton |
Essex |
Hampden |
Hampden |
Hancock |
Berkshire |
Hanover |
Plymouth |
Hanson |
Plymouth |
Hardwick |
Worcester |
Harvard |
Worcester |
Harwich |
Barnstable |
Hatfield |
Hampshire |
Haverhill |
Essex |
Hawley |
Franklin |
Heath |
Franklin |
Hingham |
Plymouth |
Hinsdale |
Berkshire |
Holbrook |
Norfolk |
Holden |
Worcester |
Holland |
Hampden |
Holliston |
Middlesex |
Holyoke |
Hampden |
Hopedale |
Worcester |
Hopkington |
Middlesex |
Hubbardston |
Worcester |
Hudson |
Middlesex |
Hull |
Plymouth |
Huntington |
Hampshire |
Ipswich |
Essex |
Jamaica Plain (see Boston) |
Suffolk |
Kenwood (see Dracut) |
Middlesex |
Kingston |
Plymouth |
Lake Pleasant (see Montague) |
Franklin |
Lakeville |
Plymouth |
Lancaster |
Worcester |
Lanesborough |
Berkshire |
Lawrence |
Essex |
Lee |
Berkshire |
Leicester |
Worcester |
Lenox |
Berkshire |
Leominster |
Worcester |
Leverett |
Franklin |
Lexington |
Middlesex |
Leyden |
Franklin |
Lincoln |
Middlesex |
Littleton |
Middlesex |
Longmeadow |
Hampden |
Lowell |
Middlesex |
Ludlow |
Hampden |
Lunenburg |
Worcester |
Lynn |
Essex |
Lynnfield |
Essex |
Malden |
Middlesex |
Manchester |
Essex |
Mansfield |
Bristol |
Marblehead |
Essex |
Marion |
Plymouth |
Marlborough |
Middlesex |
Marshfield |
Plymouth |
Mashpee |
Barnstable |
Mattapoiset |
Plymouth |
Maynard |
Middlesex |
Medfield |
Norfolk |
Medford |
Middlesex |
Medway |
Norfolk |
Melrose |
Middlesex |
Mendon |
Worcester |
Merrimac |
Essex |
Methuen |
Essex |
Middleborough |
Plymouth |
Middlefield |
Hampshire |
Middleton |
Essex |
Milford |
Worcester |
Millbury |
Worcester |
Millis |
Norfolk |
Millville |
Worcester |
Milton |
Norfolk |
Monroe |
Franklin |
Monson |
Hampden |
Montague |
Franklin |
Monterey |
Berkshire |
Montgomery |
Hampden |
Monument Beach (see Bourne) |
Barnstable |
Mt. Washington |
Berkshire |
Nahant |
Essex |
Nantucket |
Nantucket |
Natick |
Middlesex |
Needham |
Norfolk |
New Ashford |
Berkshire |
New Bedford |
Bristol |
New Braintree |
Worcester |
New Marlborough |
Berkshire |
New Salem |
Franklin |
Newbury |
Essex |
Newburyport |
Essex |
Newton |
Middlesex |
Norfolk |
Norfolk |
North Adams |
Berkshire |
North Andover |
Essex |
North Attleborough |
Bristol |
North Billerica (see Billerica) |
Middlesex |
North Brookfield |
Worcester |
North Cambridge (see Cambridge) |
Middlesex |
North Carver (see Carver) |
Plymouth |
North Easton (see Easton) |
Bristol |
North End (see Essex) |
Essex |
North Grafton (see Grafton) |
Worcester |
North Hatfield (see Hatfield) |
Hampshire |
North Reading |
Middlesex |
North Hampton |
Hampshire |
Northborough |
Worcester |
Northbridge |
Worcester |
Northfield |
Franklin |
Norton |
Bristol |
Norwell |
Plymouth |
Norwood |
Norfolk |
Nutting Lake (see Billerica) |
Middlesex |
Oak Bluffs |
Dukes |
Oakdale Manor (see Dedham) |
Norfolk |
Oakham |
Worcester |
Old Town (see Newbury) |
Essex |
Orange |
Franklin |
Orleans |
Barnstable |
Otis |
Berkshire |
Oxford |
Worcester |
Palmer |
Hampden |
Paxton |
Worcester |
Peabody |
Essex |
Pelham |
Hampshire |
Pembroke |
Plymouth |
Pepperell |
Middlesex |
Peru |
Berkshire |
Petersham |
Worcester |
Phillipston |
Worcester |
Pinehurst (see Billerica) |
Middlesex |
Pittsfield |
Berkshire |
Plainfield |
Hampshire |
Plainville |
Norfolk |
Plymouth |
Plymouth |
Plympton |
Plymouth |
Princeton |
Worcester |
Provincetown |
Barnstable |
Quincy |
Norfolk |
Randolph |
Norfolk |
Raynham |
Bristol |
Reading |
Middlesex |
Rehoboth |
Bristol |
Revere |
Suffolk |
Richmond |
Berkshire |
Rochester |
Plymouth |
Rockland |
Plymouth |
Rockport |
Essex |
Rowe |
Franklin |
Rowley |
Essex |
Royalston |
Worcester |
Russell |
Hampden |
Rutland |
Worcester |
Salem |
Essex |
Salisbury |
Essex |
Sandisfield |
Berkshire |
Sandwich |
Barnstable |
Saugus |
Essex |
Savoy |
Berkshire |
Scituate |
Plymouth |
Seekonk |
Bristol |
Sharon |
Norfolk |
Sheffield |
Berkshire |
Shelburne |
Franklin |
Sherborn |
Middlesex |
Shirley |
Middlesex |
Shrewsbury |
Worcester |
Shutesbury |
Franklin |
Somerset |
Bristol |
Somerville |
Middlesex |
South Hadley |
Hampshire |
Southhampton |
Hampshire |
Southborough |
Worcester |
Southbridge |
Worcester |
Southwick |
Hampden |
Spencer |
Worcester |
Springfield |
Hampden |
Sterling |
Worcester |
Stockbridge |
Berkshire |
Stoneham |
Middlesex |
Stoughton |
Norfolk |
Stow |
Middlesex |
Sturbridge |
Worcester |
Sudbury |
Middlesex |
Sunderland |
Franklin |
Sutton |
Worcester |
Swampscott |
Essex |
Swansea |
Bristol |
Taunton |
Bristol |
Templeton |
Worcester |
Tewksbury |
Middlesex |
Tolland |
Hampden |
Topsfield |
Essex |
Townsend |
Middlesex |
Truro |
Barnstable |
Tyngsborough |
Middlesex |
Tyringham |
Berkshire |
Upton |
Worcester |
Uxbridge |
Worcester |
Wakefield |
Middlesex |
Wales |
Hampden |
Walpole |
Norfolk |
Waltham |
Middlesex |
Ware |
Hampshire |
Wareham |
Plymouth |
Warren |
Worcester |
Warwick |
Franklin |
Washington |
Berkshire |
Watertown |
Middlesex |
Wayland |
Middlesex |
Webster |
Worcester |
Wellesley |
Norfolk |
Wellfleet |
Barnstable |
Wendell |
Franklin |
Wenham |
Essex |
West Boylston |
Worcester |
West Bridgewater |
Plymouth |
West Brookfield |
Worcester |
West Newbury |
Essex |
West Springfield |
Hampden |
West Stockbridge |
Berkshire |
West Tisbury |
Dukes |
Westborough |
Worcester |
Westfield |
Hampden |
Westford |
Middlesex |
Westhampton |
Hampshire |
Westminster |
Worcester |
Weston |
Middlesex |
Westport |
Bristol |
Westwood |
Norfolk |
Weymouth |
Norfolk |
Whatley |
Franklin |
Whitman |
Plymouth |
Wilbraham |
Hampden |
Williamsburg |
Hampshire |
Williamstown |
Berkshire |
Wilmington |
Middlesex |
Winchendon |
Worcester |
Winchester |
Middlesex |
Windsor |
Berkshire |
Winthrop |
Suffolk |
Woburn |
Middlesex |
Worcester |
Worcester |
Worthington |
Hampshire |
Wrentham |
Norfolk |
Yarmouth |
Barnstable |