Curative Title
Title Problems? We Still Buy Your House
Liens, judgments, missing heirs, IRS levies, HOA super liens — we have seen it all. Our in-house attorneys cure title defects at no out-of-pocket cost to you. We deduct legal fees from closing proceeds only.
- ✓Our attorneys resolve liens, judgments, and clouds on title
- ✓We pay all curative title legal fees upfront
- ✓Missing heirs, IRS liens, code violations — we handle it
- ✓You don't need to hire your own lawyer
- ✓Close after title is cleared — you still get your cash
Get Your Free Cash Offer
No obligation · Closes in 7 days · $0 fees
Title Problems We Handle
Most retail buyers and their lenders will walk away from title problems. We don't — we have the legal resources to resolve them.
Judgment Liens
Court judgments recorded against the property owner that attach as liens to real estate.
IRS & Federal Tax Liens
IRS federal tax liens follow the property and must be subordinated or paid off at closing.
Mechanic's Liens
Unpaid contractor or subcontractor claims filed after work on the property.
HOA Super Liens
HOA assessment liens that in some states take priority over the first mortgage.
Code Violations & Open Permits
Municipal code violations and unpermitted work that become clouds on title.
Missing or Unknown Heirs
Title defects from estates where some heirs were not located or signed off.
Deed Defects
Errors in prior deeds, missing notarizations, or improper legal descriptions.
Divorce Decree Issues
Community property disputes or incomplete transfer of marital property after divorce.
How Our Curative Title Process Works
Free Title Review
We order a preliminary title report and review all liens, judgments, and clouds on title. You pay nothing at this stage.
We Make a Cash Offer
We make a fair cash offer based on the as-is value of your property, accounting for the cost of resolving title issues. No lowballing — we show our work.
Our Attorneys Cure the Title
Our legal team negotiates with lienholders, files necessary court documents, and resolves all title defects. This is all handled at our expense.
Close and Get Your Cash
Once title is clear, we close — often within 14–60 days depending on complexity. Curative legal fees are deducted from closing proceeds; you receive the balance.
Curative Title Resources by State
Select your state for state-specific information on title laws, lien types, and how we can help.
Frequently Asked Questions
How long does curative title work take?
Simple lien payoffs from sale proceeds close in 7–14 days. Missing heir searches, contested claims, or IRS Certificate of Discharge processes typically take 30–90 days. We give you an honest timeline on the first call.
Do I need to pay for title attorneys upfront?
No. We advance all curative title legal fees. You receive your agreed net proceeds at closing after fees are deducted. There are no out-of-pocket costs to you.
Can you still close if I have an IRS federal tax lien?
Yes. IRS tax liens require either a payoff at closing or a Certificate of Discharge from the IRS (which removes the lien from a specific property). We handle both paths.
What if the title problem is too complex?
We are transparent about what we can and cannot resolve. If a title issue is litigation-bound or involves a dispute we cannot cure, we will tell you — and we will never waste your time. In most cases, we find a path.
Don't Let Title Problems Stop Your Sale
Call us today or fill out our form. We'll review your title situation and give you a path forward — no obligation.