A title defect is the one thing a financed buyer cannot wait out.
Their lender will not fund it, so they walk the day the search comes back. We can stay in it, because there is no lender telling us to move on.
Send us the searchWhat a Kentucky title search turns up
Old mortgages that were paid off and never released. A deed signed but never taken to the county clerk. A relative who died decades ago whose interest was never cleared. Judgment liens from a creditor nobody remembers. An easement across the back of the lot that was never properly documented.
Most of these are fixable. What separates a solvable problem from a dead sale is almost never the defect itself. It is whether the buyer is willing to stay in the transaction while it gets cleared.
Curative work runs on its own schedule
Some defects clear with a release, an affidavit, or a deed of correction, and take a few weeks. Others need a quiet title action in circuit court and take considerably longer. Nobody can tell you which you have until the search comes back.
That uncertainty is exactly what a retail buyer with a rate lock cannot absorb. They need a closing date, and a title company that says it depends is not a date.
What changes when there is no lender
We can go under contract and let the curative process run alongside it. Our offer does not expire because the clerk's office was slow or a release took three weeks to arrive.
What we cannot do is close without conveyable title. Nobody can. So the timeline depends on the defect. Send us whatever the title company already produced and we will tell you honestly what we are looking at.
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 about this
Who pays to clear the title?
Ordinarily it comes out of closing, meaning we absorb it in the offer rather than asking you to fund it up front. A quiet title action changes both the number and the timeline, and we will say so.
Can you buy before the title is clear?
We can go under contract before it is clear. We cannot close until it is. The gap between those two is where the work happens.
I have not run a title search. Should I?
Not for us. We order one. If you already have a commitment from a prior attempted sale, send it, because it saves everyone time.
Often it is more than one thing at once
Send us the search.
No cost, no obligation, and nobody shows up at your door unless you ask them to.