Municipal Title Search - get one!

[KathyandBob@TV]

We purchased our home in 2022 from TV real estate agent and the title work was done by Peninsula Land & Title.
Selling our home now in 2025 and using a real MLS realtor.
During a complete title search it was discovered that permit work was never inspected for the former owners —- before we even bought our home.
Peninsula said that they do not pull Municipal Title searches unless the buyer asks for them.
Now the fun begins for me :-(
Buying a home - ask for. municipal title search.

[Stu from NYC]

We purchased our home in 2022 from TV real estate agent and the title work was done by Peninsula Land & Title.
Selling our home now in 2025 and using a real MLS realtor.
During a complete title search it was discovered that permit work was never inspected for the former owners —- before we even bought our home.
Peninsula said that they do not pull Municipal Title searches unless the buyer asks for them.
Now the fun begins for me :-(
Buying a home - ask for. municipal title search.

Wouldnt Peninsula be on the hook?

[HappyTraveler]

......
Peninsula said that they do not pull Municipal Title searches unless the buyer asks for them.

Buying a home - ask for. municipal title search.

Can you describe exactly what that is? Plus, how and where you will be doing that search? At the county level?

[djlnc]

We purchased our home in 2022 from TV real estate agent and the title work was done by Peninsula Land & Title.

Peninsula said that they do not pull Municipal Title searches unless the buyer asks for them.

.

I guess that's too much trouble for the $1000 or $1500 you pay for title insurance.

[Maker]

Perhaps the work was never done, and then there is no inspection needed.

[Babubhat]

That should be part of the process of getting a certificate of occupancy. Alternatively, go to the municipality and check the permitting history at the real estate tax department. Takes only a few minutes,

[CoachKandSportsguy]

Me thinks, and me only, that there was an implied assumption that the title company, which is concerned with prior owners and liens, also is expected to research work permits. .

work permits and titles are legally different items. .

but the point is valid, the VLS rep didn't do the entire property prep for sale which is expected of an MLS agent. My current MLS agent did a permit review and come up with no permits pulled, which was incorrect, but the online doesn't go back more than 8 years. . . but I did find inspected permits which were not closed. . .