How can I ensure my title search covers all parcels of my property? – North Carolina

Short Answer

In North Carolina, a title search only covers the land that the searcher is asked to examine and can easily miss an additional tract if the order, deed references, or parcel identifiers do not clearly list every parcel. The safest approach is to provide the full legal description and every parcel identifier number (PIN) involved and require the report to confirm, in writing, which parcels were searched and which book/page instruments were reviewed. If the report missed a second parcel, the order should be revised to add that parcel and the search scope should be expanded to include cross-checks (grantor/grantee index and parcel index, if the county uses one).

Understanding the Problem

In North Carolina real estate transactions, a common question is: can a title search miss part of the property when a single “property” is actually made up of two or more separate parcels? The decision point is whether the title search request and the resulting report clearly identify every parcel intended to be covered, including each parcel identifier number and the matching legal descriptions, so the search can be run against the correct land records in the county Register of Deeds.

Apply the Law

North Carolina counties maintain official land records through the Register of Deeds. Those records are organized through legally required indexes, and some counties may also use an official parcel identifier number (PIN) index for instruments affecting real property. A title search is only as complete as the identifiers used to run it—typically the current deed’s legal description (including “metes and bounds” calls or a recorded plat reference), the parties in the chain of title (names for grantor/grantee searching), and any PINs tied to the tracts being examined.

Key Requirements

Identify every parcel to be searched: Each tract needs its own PIN (if assigned), legal description, and deed reference (book/page or instrument number) so the scope is unambiguous.
Match the search method to the county’s indexing system: The search should use the county’s official index (grantor/grantee and, where applicable, a PIN index) to reduce the risk of missing records tied to a different parcel number or description.
Confirm the scope in writing: The deliverable should state which parcels were searched, what identifiers were used (PINs, deed book/page, plat references), and any limitations (time period, prior deed links, or excluded tracts).

What the Statutes Say

N.C. Gen. Stat. 161-21 (Real property index) – Requires a consolidated index of deeds and other documents affecting real property in the Register of Deeds office.
N.C. Gen. Stat. 161-22.2 (Parcel identifier number indexes) – Allows a county to use an approved official PIN index and requires instruments affecting real property to be indexed under the PIN(s) of the parcel(s) affected.
N.C. Gen. Stat. 161-30 (Modernization of land records) – Lets counties require deeds and other instruments to show and have the county verify the parcel identifier(s) for all property described and affected (while noting recording validity is not defeated by noncompliance).

Analysis

Apply the Rule to the Facts: The incomplete report suggests the search scope was built around one parcel’s identifiers (such as a single PIN or a single deed description) even though the property includes a second parcel. If the second parcel has a different PIN or a different deed reference, a PIN-based or deed-based search can miss it unless the order lists both parcels and the report confirms both were searched. The need for “confirming pricing” for the additional parcel also points to a scope issue: the search company treated the second parcel as out of scope rather than a continuation of the same tract search.

Process & Timing

Who files: No court filing is required for a title search. Where: The search is performed using the county Register of Deeds records where the land is located in North Carolina. What: A revised written search order that lists (i) each parcel identifier number, (ii) deed book/page or instrument number for each parcel, and (iii) the legal description/plat reference for each parcel. When: Before relying on the report for a closing, refinance, boundary work, or dispute planning.
Cross-check step: Ask for a “parcel-by-parcel” report section that (a) names the parcel searched, (b) identifies the index used (grantor/grantee and/or PIN index), and (c) lists the key instruments found for that parcel (current deed, prior deeds, deeds of trust, releases, easements, plats).
Completion step: Require the final deliverable to state the exact scope and limitations (time period searched, names searched, and whether the search included all tracts described in the deed versus only a single PIN).

Exceptions & Pitfalls

“One address” is not “one parcel”: Street addresses, MLS listings, and tax bills can combine tracts; land records often treat them as separate parcels with separate PINs and separate chains of title.
PIN changes and parcel splits/combines: A parcel can be split or combined and receive new identifiers over time. A search limited to a current PIN can miss older instruments tied to an earlier PIN or to the parent tract unless the search cross-references deed descriptions and prior parcel numbers.
Legal description mismatch: Deeds sometimes reference multiple tracts (“Tract 1” and “Tract 2”) or attach exhibits; if the search order only includes the first page or only one exhibit, the second parcel can be left out.
Indexing is not perfect: Even with statutory indexing systems, errors happen. A careful search often uses more than one path (name index plus parcel index plus plat/book references) to reduce the chance of a missed instrument.

Conclusion

To ensure a North Carolina title search covers all parcels, the scope must clearly list every tract intended to be examined, including each parcel identifier number (if assigned) and each tract’s deed/legal description references. County Register of Deeds records may be searched by name indexes and, in some counties, an official PIN index, so using both approaches can help catch “second parcel” issues. The next step is to send a revised written order that lists both parcels and requires a written scope confirmation with a completion date before the closing deadline.

Talk to a Real Estate Attorney

If a title search report is missing a parcel or the search company is delaying a quote and timeline, an attorney can help clarify the correct parcel identifiers, tighten the scope of the re-order, and coordinate with the county record sources so the work matches the transaction timeline. Call us today at (919) 341-7055.

Disclaimer: This article provides general information about North Carolina law based on the single question stated above. It is not legal advice for your specific situation and does not create an attorney-client relationship. Laws, procedures, and local practice can change and may vary by county. If you have a deadline, act promptly and speak with a licensed North Carolina attorney.