How we help
Quickly identifying & solving title problems that delay sale or financing
You may need a quiet title action if:
- You purchased a property through a tax deed or foreclosure and need clear title
- There are liens, claims, or ownership issues showing up in a title search
- A sale or refinance is being delayed due to title problems
- Ownership is unclear due to missing records, errors, or unknown heirs
Not sure? We're here to help you figure that out.
This was our first time going through the tax deed certificate process. It was better than advertised; we were able to get everything done in a couple weeks and closed on the land we were selling a week early. Thank you for the great service!
Why clients come to us
Faster timelines, clear communication, and a process built specifically for quiet title actions
Your first call
We review your property, how it was acquired, and what issues are showing up. From there, we begin the process by ordering a title search to identify all potential claims.
Identifying & naming all parties
Using the title search, we determine who must be included in the lawsuit and prepare the complaint to begin the quiet title action.
Serving & resolving claims
Each party is formally served. If someone can’t be located, they are served by publication as required by law, and given time to respond before the case moves forward.
Final hearing & clear title
Once all parties are addressed, the court issues a final judgment confirming ownership and removing competing claims so the property can move forward.
You may still be wondering:
How long does it take?
Many quiet title actions can be completed in as little as 60–90 days, depending on the complexity of the case and the parties involved.
How much does it cost?
Costs depend on the complexity of the title issues and the number of parties involved. We’ll walk you through what to expect upfront so there are no surprises.
Do I really need a quiet title action?
Not every situation requires one. If there’s a clear title issue - like unresolved liens, missing heirs, or problems from a tax deed purchase - it’s often the right step to move forward.
What to do when title issues come up
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01
Review the title issue
Start by understanding what’s actually showing up—whether it’s a lien, ownership gap, or issue from a prior transfer.
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02
Gather relevant documents
Collect anything tied to the property, including your deed, purchase documents, title reports, or prior correspondence.
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03
Avoid moving forward too quickly
If you’re planning to sell or refinance, don’t move forward until the issue is addressed. Title problems can delay or block closing.
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04
Take steps to clear title
If the issue can’t be resolved informally, a quiet title action may be needed to formally remove claims and confirm ownership.
Common issues that can cloud title
And how they can delay a sale, refinance, or clear ownership
Breaks in the chain of title
Gaps or errors in recorded ownership can make it unclear who legally owns the property.
Unreleased liens or satisfied mortgages
Debts that were paid off but never properly recorded can still appear and cloud title.
Unknown or missing heirs
Debts that were paid off but never properly recorded can still appear and cloud title.
Adverse possession claims
Someone occupying or using the property over time may assert ownership rights that need to be addressed.
Tax deed & foreclosure complications
Properties acquired through tax sales or foreclosure often come with unresolved ownership or notice issues.
Boundary disputes or survey conflicts
Disagreements over property lines or inconsistent surveys can create competing claims to portions of land.
Fraud, forgery, or recording errors
Invalid deeds, clerical mistakes, or fraudulent transfers can create serious defects in title.
Easements or competing property interests
Unclear or disputed easements, access rights, or other interests can affect ownership and use of the property.
What you can move forward with after clear title
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01
Selling the property
Move forward with a clean closing without delays caused by title issues.
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02
Refinancing or securing a loan
Lenders require clear title before approving financing or refinancing.
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03
Obtaining title insurance
A quiet title judgment can make the property insurable, which is often required for transactions.
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04
Transferring ownership
Clear title allows you to transfer the property without complications or disputes.
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05
Developing or improving the property
Move forward with construction, permits, or improvements without ownership concerns.
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06
Resolving ownership uncertainty
Eliminate competing claims and confirm legal ownership through a court order.
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07
Clearing tax deed or foreclosure issues
Turn a problem property into one that can be sold, financed, or held without title concerns.
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07
Meeting lender & closing requirements
Satisfy title company and lender requirements so the property can move forward without conditions or exceptions.
