The Importance Of A Title Search When Buying Commercial Farmland

10/14/2026 10:27 AM Mark Goodman

We work in the world of title services and title insurance, so of course we believe that title investigation is important when buying or selling real estate. Below, we explain why leaving no stone unturned when it comes to your title investigation is a wise move when purchasing commercial farmland.

Title searches are important when buying any type of real property, but commercial property is generally more complex to investigate, especially property like commercial farmland.

Some reasons why it’s so vital to have a thorough title investigation done if you’re thinking of buying commercial farmland or a ranch include:

Property Expansion - It’s pretty unlikely that an owner with a residential property will buy out their neighbor’s land, but it happens all the time in commercial farming. Owners may expand their property or sell off other portions, and all of these plat or parcels changes need to be accurately documented, lest you end up with a boundary issue on your new purchase.
Easement Existence - An easement is an agreement between two parties that allows a non-owner to have specific access rights on someone else’s land. Commercial farmers may have agreements with neighbors in order to better access their land or share access routes for heavy machinery. If you don’t want someone else accessing your land, you need to ensure all easements are discovered with a title search.
Unknown Issues Finally Appear - Many farmlands and ranches have been in one family for generations. No property issues may be apparent simply because the land never changed hands and there was no reason for someone to look closely at the property. When a sale finally happens, longstanding issues can finally come to the surface.
Leases - Some farmers lease out a portion of their land to others. By purchasing the farmland, you may be also absorbing outstanding land leases or rental agreements.
Mineral Rights - A mineral rights search is common when buying commercial farmland or other agriculture resources. Learning what’s beneath the surface, and more importantly, who has the rightful access to it, can greatly impact the value of the property you’re purchasing.
Determined Boundaries - Most farmers have fences erected to keep livestock in a specific location or to at least delineate the distinction between their land and a neighbor’s farmland. If these fences were not erected perfectly, they may not be an accurate representation of where one lot ends and the other begins. A misplaced fence may not be a huge deal between two farmers who have lived near one another for decades, but it will be an issue when a title check is performed, and it needs to be discovered so the cost to rectify the issue doesn’t fall on you.

If you’re considering buying commercial farmland, know that you need an expert in your corner to thoroughly vet the property and protect your financial interests. We’ve been doing that for clients for decades, and we can do the same for you. For all your title search needs, connect with the team at Commercial Partners today at (612) 337-2470.