Areas of Title Expertise
Title Disputes and Litigation
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.
Chain-of-Title Defects
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.
Deeds & Legal Descriptions
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.
Liens, Mortgages & Releases
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.
Heirship, Probate & Ancillary Probate
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.
Tax Deed / Sheriff’s Deed Cleanup
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.
Easements, Access & Encroachments
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.
Restrictions, CCRs & HOA Issues
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.
Entity & Trust Authority
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.
Minerals & Severed Interests
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.
Attorney Title Opinions & Opinion Letters
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.
Curative Instruments
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.”
(Price range is a base estimate only and may vary widely.)
Cursory review + call to recommend the quickest curative route (up to 1.5 attorney hours). Not a full title opinion.
Does not include price of updating the abstract (separate service from abstract company). Full ownership opinion after reviewing the abstract. Price varies depending on the length and complexity of the title chain.
File to confirm ownership and clear clouds. Total depends on number/complexity of defects. Prices can be higher for unusually copmlex title chains or multiple title defects in a single quiet title action.
Attorney letter to satisfy a title objection without additional curative work (when appropriate). Fee depends on number and complexity of title issues being addressed.
Prepare/record deed to release a residual interest (assumes a cooperative grantor; up to 2 attorney hours).
Pricing is Variable
The above pricing table is intentionally over-simplified and may not reflect the actual dynamics of a legal matter. Additional requests for advice or services may arise. For this reason, pricing may be highly variable. Out-of-pocket costs (if any) are additional. If a legal matter becomes disputed at any point, fees transition to our Litigation Pricing Structure.
Obtain a Custom Fee Estimate
Generalized pricing is far less accurate than customized pricing. We need to discuss your situation and goal to formulate a more accurate initial fee estimate.
Need an estimate for your specific situation? Schedule an intro call or send a written inquiry.
Frequently asked questions.
What is “marketable” or “insurable” title?
Title a reasonable buyer and lender will accept—insurable at standard rates without material exceptions that affect use or value.
Do I need a quiet title action, or can a deed/affidavit fix this?
We start with the simplest solution the underwriter will accept (corrective deed, release, affidavit, opinion letter). If cooperation or clarity is lacking, quiet title produces a court order that removes the exception.
Will an Affidavit of Heirship satisfy the title company?
Sometimes; it’s an underwriter decision. If not acceptable, we proceed with Summary Administration or ancillary probate or quiet title action to obtain a decree.
How long does curative title work take?
Simple instruments can be prepared quickly; in a matter of days or weeks. Quiet title and probate typically require 3-6 months to complete, depending on factors outside of our control.
What’s the difference between a title opinion and an opinion letter?
A title opinion analyzes ownership and defects from the record/abstract; an opinion letter addresses a limited objection to allow closing when the facts support it.
Do you coordinate with title companies and lenders?
Yes. We work directly with examiners and underwriters so documentation is accepted and exceptions are cleared.
If someone refuses to sign, can we still cure title?
Often, yes—through quiet title, reformation, or targeted probate relief to obtain a court order the title company will insure.