A title problem is the one thing a normal buyer cannot wait out.
Retail buyers walk the moment the title search comes back messy, because their lender will not fund it. We can work through most of it, and we are patient in a way a financed buyer cannot afford to be.
Send us the detailsWhat actually shows up in a Kentucky title search
Old mortgages that were paid but never released. A deed that was signed but never recorded at the county clerk. A relative who died decades ago and whose interest was never cleared. Judgment liens from a creditor you had forgotten about. An easement across the back of the lot that nobody documented properly.
Most of these are fixable. Some take a curative filing and a few weeks, some take a quiet title action in circuit court and take considerably longer. The difference between a solvable problem and a dead sale is usually just whether the buyer is willing to stay in it.
Kentucky still recognizes dower and curtesy
Kentucky is one of very few states that has kept dower and curtesy rights, the surviving spouse's interest in the other spouse's real property. It comes up more often than you would expect, usually in older chains of title where a spouse never signed off on a transfer years ago.
It is one of the reasons out of state buyers and national iBuyers get tangled up in Kentucky title work. We buy here and only here, so it is a familiar problem rather than a surprise.
When a co owner will not sign
If two or more people are on the deed, all of them have to sign to convey clear title. There is no way around that. When one refuses, the legal remedy in Kentucky is a partition action, which asks the court to either divide the property or order it sold and split the proceeds.
It works, but it is slow, it costs money on both sides, and it typically returns less than a negotiated sale would have. Before anyone files, it is worth putting a real written number in front of everyone. A specific offer resolves more of these than another year of stalemate.
Specific situations we buy in
Each of these gets its own page as we publish them. If yours is on this list, we have bought one like it.
- Clouded or defective title
- Missing or unknown heirs
- Quiet title needed
- Unrecorded or lost deed
- Boundary or survey dispute
- Easement or access problems
- Co owner will not sell
- Partition action
- Removing your name from the deed
- Life estate
- Lis pendens filed
- Squatters
- Code enforcement lien
- Estate still open
Five questions. That is the whole thing.
We already know your situation from this page. Change it if it does not fit.
Question 1 of 5
What people ask us first
Will you buy if the title is not clear yet?
Often yes. We can go under contract and work the curative process alongside the title company. What we cannot do is close without conveyable title, so the timeline depends on the defect.
Who pays to fix the title problems?
Ordinarily it comes out of closing, meaning we absorb it in the offer rather than asking you to write a check up front. If a quiet title action is needed, that changes the number and the timeline and we will say so.
There are squatters in the property. Can you still buy it?
Yes. Removal in Kentucky is a forcible detainer action through the district court. We would rather handle that ourselves after closing than have you deal with it first.
The deed is lost. Is that a dealbreaker?
No. The recorded copy at the county clerk is what governs, not the paper in your drawer. A lost original is almost never a real obstacle.
Maybe one of these fits better
Send us the details, today.
No cost, no obligation, and nobody shows up at your door unless you ask them to.