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[Music] hello everyone the question of the day what date should i use for the title search date in a real estate agreement the principle behind selecting a title search date is to permit enough time for a buyer lawyer to complete all required searches and to also give the seller lawyer sufficient time to satisfy any concerns raised by the buyer lawyer some concerns are relatively easy to resolve such as a recent mortgage on title that needs to be discharged however i have seen situations where a prior mortgage from many years ago was still noted on title requiring extra investigation to find the lender and obtain the discharge in time for closing if the closing date is 60 days after the offer is signed then putting in 30 days to do the title search is satisfactory however if it is a very quick closing say 10 to 15 days you likely need to give the buyer lawyer until one to two days before closing to do the required searches in these situations lawyers for both the buyer and the seller