Inherited a property with a messy title? We'll take a look.
A family member passed away, the deed was never updated, or the heirs can't agree. Tell us what's going on. We trace the title, explain your options, and can buy the property as-is, problem and all.
THESE AS-IS
If a title company said "we can't insure this," click what applies below
Most properties we buy have two or three problems at once. Click any cards that sound like your family's situation, then add them to your review form.
Click any card below that sounds like your family's property.
Trace It.Clear It.Close It.™
From "it's complicated" to cleared and closed. You don't need to hire a lawyer or track down missing deeds before talking to us. We do the heavy lifting up front.
Tell us the story
Fill in the intake form with whatever you know. Rough dates and best guesses are fine. No paperwork needed to start.
We pull county records
We map the deed history in a Messy Title Map™, check who holds an ownership interest, and look up taxes, liens and court filings at our expense.
You get clear options
We explain what we found in plain English and make a no-obligation as-is cash offer, or point you in the right direction if you don't need us.
We fix it & close
We hire the local probate or title attorneys, advance the legal costs, clear the title, and pay you through a licensed title company.
Selling a messy title the usual way vs. with us
| What it takes | Traditional realtor or buyer | Messy Title Check™ |
|---|---|---|
| Probate & legal fees | The family pays probate and legal fees up front, before the house can be listed | $0 out of pocket. We arrange and pay for the title fix |
| Every heir has to agree | 100% of heirs must sign the listing and closing papers | We can help the family agree, or buy individual heirs' shares |
| Back property taxes | Risk of a tax sale while waiting on a buyer's financing | We pay off back taxes and city liens at closing |
| Condition & cleanout | Repairs, inspections, appraisals and a full cleanout | Take what you want and leave the rest. No repairs or commissions |
Common questions from families
Do we have to finish probate before you'll make an offer?
No. Many properties we buy have no probate case at all. We look at the situation first and plan the right legal path with a local attorney or title company.
What if not every heir wants to sell?
Send it anyway. Sometimes we buy the shares of the heirs who want out, and sometimes a clear offer helps the family agree. We'll tell you what's realistic.
I don't know my exact share. Is that a problem?
No. Give us your best guess, or leave it blank. Working out who owns what percentage is part of the title tracing we do.
Does it cost anything to submit?
No. The review is free and there's no obligation to accept any offer.
How long does it take?
A first answer usually comes quickly. Closing depends on the title work: simple cases can close in weeks, while probate or quiet title cases can take a few months.
Is this legal advice?
No. We're real estate investors, not your attorneys. For legal questions about your rights as an heir, talk to a probate attorney in the property's state.