When cooperation fails, we file quiet title, reformation, or declaratory judgment actions to obtain the court orders required for insurable, marketable title. We handle service (including publication where appropriate), obtain judgments that remove clouds, and coordinate recording so that the property becomes marketable, insurable, and useful to its owner.
Cure gaps, “wild” deeds, name errors, legal description problems, missing probates, boundary problems, and any other issue that impacts marketable and clean title. We reconcile conflicting deeds, re-record with corrected data, and use affidavits of identity, ratifications, and confirmatory/corrective deeds. Where a scrivener’s fix won’t suffice, we pursue reformation or quiet title so underwriters can insure without exception.
Repair erroneous vesting, missing marital or homestead consents, and defective acknowledgments. We correct metes-and-bounds, lot/block, and government survey legals; validate authority (POA, PR, trustee); and align warranties (general/special/quitclaim) with risk. When language or acreage is disputed, we document the record properly or seek declaratory relief to resolve ambiguity.
Obtain releases/satisfactions for paid mortgages (including MERS/assignments), clear judgment and mechanic’s liens, and structure subordinations or partial releases when the deal requires it. We coordinate payoffs, cure stray UCCs that affect fixtures, and confirm lien priority so lenders can record a first-position mortgage and underwriters can remove Schedule B exceptions.
Transfer title after death using the least burdensome lawful path—Affidavit of Heirship (where an underwriter will accept it), Summary Administration, full probate, or ancillary probate for out-of-state estates. We obtain the necessary decrees and PR/distribution deeds to move title cleanly; if heirs disagree or an heir is unknown, we route to quiet titleor targeted probate relief.
Confirm statutory compliance, notice, and redemption issues following tax sale or foreclosure. Where gaps exist, we supply missing proof or pursue quiet title to bar adverse claims and validate the deed. The result is a recordable judgment and insurable title that supports resale or refinance.
Establish, interpret, or relocate recorded, implied, or prescriptive easements for road, utility, drainage, or cross-access needs. We resolve fence/building encroachments with agreements, boundary adjustments, or injunctions where necessary. Coordination with the survey (ALTA/NSPS), legal description, and title commitment ensures exceptions can be removed.
Address covenants, use restrictions, and architectural control that affect insurability or buyer plans. We prepare amendments, obtain estoppels/status letters, and resolve dues or lien questions that stall closing. Where enforcement or selective enforcement is contested, we document a defensible path the underwriter will accept.
Verify authority for LLCs, corporations, trusts, and estates: resolutions, operating agreements, incumbency, certificates of trust, and Letters Testamentary/Administration. We prepare the right officer/trustee/PR signatures and supporting papers so the deed and mortgage are enforceable and the title company can insure.
Reconcile mineral reservations, NPRIs, prior conveyances, and surface-use rights that appear as title exceptions. We prepare stipulations of interest, curative deeds, and tailored easements to clarify ownership and operations. When records conflict, we provide a title opinion or, if needed, litigate to quiet conflicting claims.
Render title opinions (ownership and defect analysis from the abstract/county records) to guide acquisitions, financing, or development. Issue targeted opinion letters that explain why a specific objection can be cleared without additional curative—useful for removing Schedule B-II exceptions and keeping a closing on track.
Draft and record the exact instrument an underwriter will accept: corrective/confirmatory deeds, ratifications, affidavits of identity/heirship/death of joint tenant, releases/satisfactions, subordinations, partial releases, PR/distribution deeds, and tailored notices. We ensure proper acknowledgment, legal description, and indexing so the cure “sticks.”
