Comprehensive Guide to Title Review and Curative Work for Tullahoma Real Estate
When buying, selling, or refinancing property in Tullahoma, a careful title review and appropriate curative work help protect ownership and prevent future disputes. At Jay Johnson Law Firm we focus on identifying defects in the chain of title, outstanding liens, or deed irregularities that could interfere with clear transfer of property. This introductory overview describes common title problems, the steps we take to address them, and how resolving these issues earlier in the transaction can reduce delays and unexpected expenses. Our approach emphasizes thorough document review and practical solutions tailored to the needs of local homeowners and investors.
Title issues can arise from many sources including clerical errors, unrecorded transfers, judgments, heirs with unclear claims, or restrictive covenants. Curative work refers to the legal steps taken to correct or resolve these issues so a property can be conveyed with confidence. For many Tullahoma transactions, addressing title matters before closing avoids costly litigation later. This paragraph explains the kinds of title defects commonly encountered and the typical legal remedies available, framed so property owners and buyers in Coffee County can understand how to move forward with their real estate plans.
Why Title Review and Curative Work Matters for Your Property
A thorough title review and timely curative work protect your property rights and the value of your investment. Identifying defects early prevents surprises at closing, reduces the risk of future ownership disputes, and can improve marketability when you decide to sell. Resolving clouds on title, addressing errors in public records, and confirming permitted easements all contribute to a clear title. For property owners in Tullahoma and surrounding areas, taking these steps not only secures your immediate transaction but also helps maintain a reliable record of ownership for years to come.
How Jay Johnson Law Firm Approaches Title Review and Curative Work in Tullahoma
Jay Johnson Law Firm provides practical legal services for title review and curative matters related to real estate transactions in Tennessee. We work directly with clients, title companies, and county offices to research public records, identify title defects, and prepare the documents required to clear issues. Our process emphasizes clear communication with property owners so they understand options, timelines, and potential costs. Serving clients from Hendersonville through Coffee County, we make local procedures and courthouse practices part of how we guide each matter toward a timely resolution.
Understanding Title Review and Curative Work: What to Expect
Title review begins with a close examination of recorded instruments affecting a property, including deeds, mortgages, liens, easements, and court records. The goal is to identify any title defects that could impair transfer or present legal risk to a buyer or lender. Curative work consists of the legal steps needed to address those defects, which may include preparing corrective deeds, obtaining releases, negotiating with lienholders, or filing petitions in court where necessary. For many transactions, early identification of issues allows for negotiated resolutions that avoid protracted litigation and keep the sale or refinancing on track.
The scope of curative work depends on the nature of the problem discovered. Simple clerical errors often require corrective documents and recording; unresolved liens may involve paying or negotiating releases; and claims by unknown heirs can necessitate quiet title actions or heirship investigations. Throughout the process, coordination with title companies and lenders is important so that the necessary documentation is accepted and recorded correctly. Understanding these steps helps property owners make informed decisions about risk, timing, and costs associated with clearing title.
Defining Title Defects and Curative Work for Tennessee Properties
A title defect is any issue in the chain of ownership or public record that may cloud a buyer’s or lender’s interest in a property. Examples include missing signatures on deeds, unresolved mortgages, judgments against prior owners, undisclosed heirs, and improper recordings. Curative work covers the legal actions taken to correct these issues so the ownership record accurately reflects who holds title. Remedies range from preparing and recording corrective instruments to negotiating lien releases or pursuing quiet title proceedings in court. Accurate documentation and proper recording are essential steps in producing marketable title for real estate transactions.
Key Elements and Processes in Title Review and Curative Work
The title review process typically includes obtaining the preliminary title report or abstract, reviewing deeds and recorded instruments, searching for liens or judgments, and checking for easements or restrictions. Curative steps often begin with outreach to lienholders or parties of record to obtain releases, preparing corrective deeds or affidavits to address defects, and coordinating with county recording offices to ensure proper filing. Where disputes or unclear claims persist, filing a quiet title action or other court petition may be necessary. Effective communication, accurate recordkeeping, and a methodical approach to each recorded instrument are central to resolving title issues.
Key Terms and Glossary for Title Review and Curative Work
Understanding common terminology helps property owners navigate title issues more confidently. This glossary covers terms you are likely to encounter during review and curative work, including what each term means in practice and why it matters to your transaction. Familiarity with these words will make it easier to follow the recommendations for resolving defects and to communicate with your attorney, title company, and lender. Clear definitions also help set realistic expectations about timelines and possible outcomes when addressing title concerns in Coffee County or elsewhere in Tennessee.
Chain of Title
Chain of title refers to the historical sequence of recorded ownership transfers and other instruments affecting a parcel of property. A clear chain shows unbroken, properly recorded transfers from one owner to the next. Breaks, missing documents, or ambiguous conveyances in the chain can create title defects that must be addressed through curative work. Establishing a reliable chain of title is a foundational step in confirming who lawfully owns the property and whether any prior claims or encumbrances remain on the record that could affect future ownership or financing.
Lien
A lien is a legal claim against property used to secure payment of an obligation, such as a mortgage, tax debt, or judgment. Liens can prevent the transfer of clear title until they are released or satisfied. Common curative actions include obtaining lien releases from creditors, negotiating payoff amounts, or validating and clearing older liens through legal processes. Identifying all recorded liens during a title review is essential to determine what must be resolved before closing or to assess potential risks for buyers, sellers, and lenders involved in the transaction.
Easement
An easement grants a third party certain rights to use or access a portion of a property for a specific purpose, such as utilities, ingress and egress, or drainage. Easements are recorded and remain with the land even when ownership changes. During title review it is important to identify existing easements because they can affect property use, development potential, and marketability. Curative work does not typically remove valid easements but may clarify their scope, correct recording descriptions, or address disputes about their location or terms when they impact the property transaction.
Quiet Title
A quiet title action is a court proceeding used to resolve disputes or uncertainties about property ownership and to remove clouds on title. When a claim persists that cannot be resolved through corrective documents or agreement, a petition to quiet title asks the court to determine who holds valid title and to extinguish competing claims. Quiet title can be an effective remedy for complex situations involving adverse claims, unclear inheritances, or disputed conveyances. The process involves notice to interested parties and a judicial determination that establishes or confirms the record of ownership.
Comparing Limited vs Comprehensive Approaches to Title Problems
Property owners face choices when addressing title issues: a limited approach that resolves only immediate closing obstacles, or a more comprehensive plan that seeks to clear the record for the long term. A limited approach might involve obtaining a single corrective document or paying off a lien to facilitate a specific transaction. A comprehensive strategy examines the full chain of title, investigates potential hidden claims, and proactively files documents or actions to prevent future disputes. Choosing between these approaches depends on the property’s history, the buyer or lender’s tolerance for risk, and plans for future use or sale.
When a Targeted Title Fix Is Appropriate:
Fixing Minor Clerical Errors to Move Forward
Minor clerical errors such as a misspelled name, incorrect legal description segment, or a missing signature can often be corrected with targeted documents and immediate recording. When the issue is isolated and other aspects of the chain of title are clean, producing a corrective deed or affidavit and confirming acceptance by the title company may be enough to proceed with closing. This limited approach saves time and expense for straightforward corrections while allowing the transaction to move forward once the record reflects the proper information.
Resolving Recent, Limited Liens
A recent lien that is clearly tied to a known debt can often be addressed by obtaining a release or negotiating a payoff amount before closing. If the debt holder is cooperative and the lien documentation is straightforward, curative work may be limited to payment and requisite recording of releases. This approach is suitable when there is clear documentation of the lienholder and no competing claims, and when clearing the lien will allow for an otherwise clean transfer of title without broader investigation into older records.
When a Comprehensive Title Strategy Is Recommended:
Addressing Complex or Historical Defects
Complex title issues such as gaps in the chain of title, conflicting conveyances, or potential heir claims often require a comprehensive approach. These matters demand careful historical research, possible negotiation with multiple parties, and in some cases court action to establish clear ownership. A thorough strategy aims to eliminate lingering clouds on title and reduce the risk of future disputes that could impair marketability or financing. While more resource intensive up front, comprehensive curative work can prevent expensive surprises and lengthy litigation later.
Preparing Property for Future Sale or Development
When property owners plan to sell, refinance, or develop land in the future, taking a comprehensive approach to title curative work helps ensure the property is attractive to buyers and acceptable to lenders. Clearing older encumbrances, resolving ambiguous boundary or easement issues, and confirming ownership records creates marketable title and can simplify future transactions. Investing in a thorough resolution of title matters now helps preserve or enhance value and reduces the likelihood of delays or reduced offers when the property later enters the market.
Benefits of Taking a Comprehensive Curative Approach
A comprehensive curative strategy provides long-term protection by addressing both immediate defects and potential hidden claims that might surface later. This approach reduces the chance of future disputes that could interrupt ownership, lien priorities, or financing. Stakeholders including buyers, sellers, and lenders can proceed with greater confidence knowing that title matters have been examined in depth and resolved through proper documentation or court proceedings when necessary. For property owners in Tullahoma, that stability often translates into smoother sales and stronger resale value.
Completing comprehensive title work also helps clarify property rights and permitted uses by confirming easements, covenants, and recorded restrictions. When these matters are addressed proactively, owners avoid unexpected constraints during future improvements or transfers. In situations where development or significant renovations are planned, having a clean, well-documented title record prevents delays and prevents last-minute surprises when engaging contractors, lenders, or municipal permitting. The result is a more reliable ownership record that supports future plans for the property.
Greater Marketability and Financing Confidence
When title defects have been resolved comprehensively, buyers and lenders are more comfortable completing transactions, which often leads to faster closings and stronger offers. A clean title reduces the need for extensive contingencies and can streamline underwriting for mortgage lenders. Sellers benefit from broader market appeal, and buyers gain assurance that the ownership interest they purchase is properly recorded and free of unresolved claims. This marketplace confidence makes well-documented properties easier to sell and finance in the future.
Reduced Risk of Future Litigation
By addressing doubtful claims, ambiguous records, and potential heir or boundary disputes up front, a comprehensive curative plan reduces the likelihood of costly litigation later. Clearing title through negotiated releases, corrective recordings, or court petitions establishes clearer legal rights and priorities. This preventive approach limits the exposure to claims that could disrupt ownership or force defensive actions. Property owners benefit from greater peace of mind knowing the record has been examined and remedial steps taken to minimize future contested issues.
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Practical Tips for Title Review and Curative Work
Gather Complete Property Documents Early
Start the title review process by collecting all available property documents, such as prior deeds, mortgage documents, surveys, and closing statements. Having these records on hand speeds up the assessment of the chain of title and helps identify where gaps or discrepancies may exist. Early organization of documents allows for focused curative steps and clearer communication with title companies and county recording offices. By preparing this information at the outset, you reduce delays and enable a smoother path to resolving any recorded issues that might affect closing.
Communicate With Your Title Company and Lender
Consider Long-Term Curative Steps for Complex Issues
When title problems involve multiple potential claimants, ambiguous conveyances, or historical gaps in records, consider a comprehensive curative plan rather than a narrow fix. Comprehensive steps may include additional historical searches, corrective recordings, or court actions to quiet title and remove lingering clouds. While this approach can require more time and resources initially, it often prevents future disputes and preserves property marketability. Balancing immediate transaction needs with long-term protection helps property owners make informed decisions about the scope of curative work required.
Reasons to Consider Title Review and Curative Services in Tullahoma
Title review and curative work matter when you want to ensure a secure transfer of property or protect an existing ownership interest from future challenges. Whether you are purchasing a home, refinancing a mortgage, inheriting property, or preparing land for sale, resolving recorded issues and clarifying ownership records reduces risk and increases confidence for all parties involved. Addressing title concerns early in the transaction can prevent costly delays at closing and minimize the chance of litigation or lost value due to unresolved claims or liens.
Local knowledge of Coffee County recording practices, common historical title issues, and courthouse procedures can be valuable in navigating curative work efficiently. Engaging legal services to handle title defects helps ensure that corrective documents are properly prepared and recorded and that necessary legal actions are pursued when voluntary resolutions are not possible. For property owners who plan to keep, sell, or develop real estate in Tullahoma, these services support clearer ownership records and help maintain the property’s long-term value and usability.
Common Situations That Require Title Review or Curative Action
Several circumstances commonly trigger the need for title review and curative work, such as discovering an unexpected lien during closing, inheriting property with unclear probated transfers, encountering missing or incorrect deed language, or finding unresolved judgments against prior owners. Boundary disputes, ambiguous easement descriptions, and gaps in the public record also prompt further investigation. Recognizing these scenarios early helps property owners and buyers determine the appropriate remedial steps and whether a limited or comprehensive approach is the best path forward.
Unexpected Liens or Judgments
When a title search reveals liens or judgments not previously disclosed, the transaction may be delayed until those encumbrances are resolved or adequately addressed. Curative work in these cases often involves contacting lienholders, negotiating payoffs or releases, and ensuring proper documentation is recorded to clear the title. Understanding who holds the claim and whether the lien is valid helps determine the most efficient resolution. Resolving these encumbrances early protects both buyers and sellers from closing complications and future liability.
Missing or Defective Deeds
Deeds with missing signatures, incorrect legal descriptions, or inadequate notarization create uncertainty about whether the transfer was properly completed. Corrective deeds, affidavits, or other recorded instruments can often remedy these defects, but the process requires careful drafting and proper execution. In instances where deed problems reflect deeper gaps in the chain of title, additional research or court action may be necessary to confirm ownership. Addressing these issues promptly prevents disputes and helps ensure the property can be conveyed with a reliable title.
Unclear Heir or Inheritance Claims
Inheritance-related title issues may arise when heirs are not properly identified in probate records, when transfers were not recorded, or when multiple parties claim an interest in the same property. These circumstances often need careful historical research, outreach to possible claimants, and sometimes a petition to quiet title to resolve competing claims. Properly documenting heirship and ensuring that transfers are recorded in county records protects the property’s title history and helps prevent conflicts that could otherwise impair future transfers or financing.
Your Tullahoma Title Review and Curative Work Attorney
If you are facing title questions in Tullahoma or elsewhere in Coffee County, Jay Johnson Law Firm can assess the situation, explain options, and take the necessary steps to resolve recorded defects. We work with clients to gather records, coordinate with title companies, and prepare curative documents or legal petitions when required. Our goal is to provide clear guidance and practical solutions tailored to your property transaction or ownership concerns. Contact us to discuss your title issue and learn how we can help move your matter toward resolution.
Why Choose Jay Johnson Law Firm for Title Review and Curative Work
Jay Johnson Law Firm brings local knowledge of Tennessee real estate procedures and courthouse practices to each title review and curative matter. We prioritize careful review of recorded instruments and clear communication throughout the process so clients understand recommended steps and anticipated timelines. Working with county officials, title companies, and lenders, we aim to resolve defects efficiently and document solutions in a manner acceptable for recording and closing. This practical approach helps minimize transaction delays and supports smoother transfers of property.
Our firm assists with drafting corrective deeds, preparing affidavits, negotiating lien releases, and pursuing court petitions when necessary. We coordinate the necessary filings and work to ensure that documentation is properly recorded and accessible in public records. For property owners, buyers, and lenders, this guidance helps reduce uncertainty and supports decisions about whether to proceed with a transaction or pursue additional curative steps. Clear documentation and thorough record review are central to protecting your property interest.
We also aim to provide practical cost estimates and explain alternative strategies when multiple options exist to resolve a title issue. By discussing limited versus comprehensive approaches and the potential outcomes of each, clients can choose the path that best fits their timeline, budget, and long-term plans for the property. Whether the goal is to complete a single closing or to prepare the property for future sale or development, our legal services focus on achieving reliable and recorded solutions that serve the client’s needs.
Contact Jay Johnson Law Firm to Discuss Your Title Matter in Tullahoma
How Our Firm Handles Title Review and Curative Matters
Our process begins with an initial consultation to review the title report or abstract, gather documents, and identify the issues requiring attention. Next, we research the chain of title, examine recorded instruments, and determine the appropriate curative steps. We communicate required actions to clients and coordinate with title companies and lenders. For more complex problems, we prepare corrective documents or file petitions in court. Throughout, we maintain clear records and provide updates so clients know the status and expected next steps for resolving title concerns.
Step One: Initial Review and Document Collection
Step one involves gathering the preliminary title report, deeds, surveys, prior closing packets, and any other relevant documents. This foundational review identifies recorded encumbrances, deed anomalies, or missing items that need attention. We also confirm the legal description and review public records for liens, judgments, or recorded easements. Collecting complete documentation early allows for an efficient analysis of title and helps prioritize curative actions that will allow the transaction to proceed with minimal delay.
Obtaining and Reviewing the Title Report
We request and review the title report or abstract to identify recorded liens, encumbrances, restrictions, and the current chain of ownership. This initial review highlights issues requiring correction and informs a plan for curative work. By comparing the title report to deed records and other documents, we locate discrepancies and determine whether corrective instruments, releases, or further investigation are needed. Early identification of these items helps prevent surprises at later stages of the transaction.
Gathering Client and Historical Documents
We ask clients to provide available deeds, surveys, prior closing documents, and any correspondence related to the property. Historical documents often reveal gaps or events that explain the source of title defects. Coordinating document collection saves time and supports a thorough review. When records are missing, we conduct additional searches at county offices and other repositories to reconstruct the chain of title and pinpoint the instruments needed for curative action.
Step Two: Curative Planning and Outreach
After identifying title issues, we develop a curative plan outlining recommended actions, anticipated timelines, and likely costs. This phase includes contacting relevant parties such as lienholders, prior owners, or heirs to seek releases or clarifying documents. For matters that cannot be resolved voluntarily, we explain the need for court petitions or more extensive documentation. Clear planning and outreach help prioritize tasks that will clear the title for closing while balancing efficiency and thoroughness.
Negotiating Releases and Corrective Documents
We negotiate with lienholders and other interested parties to obtain releases or payoff agreements that remove encumbrances from the title. When clerical errors exist, we prepare corrective deeds or affidavits to clarify recorded information. Proper drafting and execution of these documents is essential to ensure acceptance by title companies and county recording offices. Successful negotiation and accurate paperwork often resolve many curative matters without the need for litigation.
Preparing and Recording Documents
Once corrective documents and releases are obtained, we ensure they are properly signed, notarized, and recorded in the correct county. Accurate recording is critical to making curative work effective and visible in public records. We confirm that documents are accepted by the clerk and note any additional filings required. Timely recording prevents future disputes and completes the administrative steps necessary to clear title for closing or future transactions.
Step Three: Litigation When Necessary
If voluntary resolutions are not possible, filing a legal action may be required to settle competing claims or confirm ownership. This step can include quiet title actions, declaratory judgments, or other petitions to establish clear title. Litigation is typically a last resort after attempting negotiated solutions, but it provides a definitive legal remedy to extinguish adverse claims and formally confirm ownership in the public record. We explain this path clearly so clients understand the process and likely timelines.
Filing a Quiet Title or Related Action
When filing a quiet title action, we prepare the petition, identify and provide notice to interested parties, and present evidence supporting the ownership claim. The court’s ruling resolves conflicting claims and clarifies the status of recorded instruments. While court proceedings require additional time, they provide a binding resolution that can eliminate lingering clouds on title and protect the owner’s rights for the future.
Completing Post-Litigation Recording and Follow-Up
After a favorable court determination, we ensure that all required judgments or orders are properly recorded and that the public record reflects the resolved ownership interest. This follow-up includes filing any corrective instruments dictated by the judgment and communicating the outcome with title companies and lenders. Concluding the litigation with accurate recorded documents restores clarity to the title and supports future transactions without lingering uncertainty.
Frequently Asked Questions About Title Review and Curative Work
What is a title review and why is it necessary?
A title review is an examination of public records to determine the legal ownership and any recorded encumbrances affecting a property. The process identifies liens, judgments, deed irregularities, easements, and other items that might prevent a clear transfer of ownership or interfere with financing. By spotting these issues early, buyers, sellers, and lenders can take steps to address them before closing, reducing the risk of disputes or delays.A title review is necessary because recorded documents sometimes contain errors or omissions and prior events in the property’s history can create claims that are not obvious to parties relying on a basic search. Conducting a thorough review gives a clearer picture of risk and informs whether curative steps are needed to secure a marketable title.
How long does curative work typically take?
The timeline for curative work varies widely depending on the nature of the issue. Simple clerical corrections or negotiated lien releases can sometimes be completed in days to a few weeks, assuming cooperation from other parties and county recording schedules. Completing corrective paperwork and recording it promptly often resolves routine matters quickly.More complicated issues, such as disputes involving multiple claimants, missing heirs, or matters requiring court intervention, can take several months or longer. Quiet title actions and contested matters involve legal filings and court schedules, which extend the timeline. We provide an estimated schedule after the initial review so clients understand likely timeframes.
Can all title defects be resolved without court action?
Many title defects can be resolved without court action through corrective documents, releases, or negotiated agreements. Clerical errors, missing signatures, and cooperative lienholders often allow for administrative solutions that are faster and less costly than litigation. When parties are reachable and willing to execute releases or corrective instruments, a nonlitigation path is typically preferred.However, when parties cannot be found, refuse to cooperate, or when competing claims cannot be resolved through agreement, court action such as a quiet title proceeding may be necessary. Litigation provides a judicial determination to conclusively resolve ownership disputes when voluntary remedies are not available.
What documents should I bring to an initial consultation?
Bring any deeds, recent closing statements, surveys, mortgage or payoff documents, prior title insurance policies, and any correspondence related to the property. These documents help reconstruct the property’s transaction history and may reveal the source of title issues. Having clear copies of these records speeds up the review and allows for a more efficient assessment of necessary curative steps.If you do not have certain historical documents, we can often locate recorded instruments through county records and title searches. Still, providing whatever documentation you possess at the outset enables a more focused and cost-effective review.
Will clearing title increase the value of my property?
Clearing title improves the marketability of a property because buyers and lenders prefer a clean public record free of unresolved claims or encumbrances. Properties with clear title face fewer closing delays and less risk of post-closing disputes, which can lead to smoother transactions and broader buyer interest. In that sense, investing in curative work can protect or enhance the property’s salability.While clearing title does not directly change physical attributes or zoning, it reduces legal risk associated with ownership. By resolving clouds on title, sellers may attract better offers and buyers gain confidence in their purchase, which can indirectly preserve or increase value in the marketplace.
How are lien releases obtained and recorded?
Lien releases are obtained by contacting the lienholder and fulfilling the conditions for release, such as payment of a payoff amount or a negotiated settlement. The lienholder prepares a release document that, once signed and properly notarized, must be recorded in the county where the property is located. Recording the release removes the lien from the public record and allows for a clearer title.The specifics vary by lien type, and some liens require additional steps or institutional procedures to release. Coordinating payoffs, obtaining signed releases, and ensuring recording are key tasks often handled with assistance from legal counsel and title companies to confirm that the public record is corrected properly.
What is a quiet title action and when is it used?
A quiet title action is a legal proceeding filed in court to resolve competing claims to property and to establish a single clear title holder on the public record. It is typically used when other resolution methods have failed or when claimants are unknown or unreachable. The court’s judgment removes or settles conflicting interests and provides a definitive record of ownership.Quiet title actions require identifying and providing notice to interested parties and submitting evidence to support the plaintiff’s claim. Because it results in a judicial determination, a successful quiet title action removes lingering uncertainties and can be recorded to reflect the final ownership status in county records.
Do title companies handle curative work or does it require an attorney?
Title companies commonly conduct title searches and issue preliminary reports, but curative work often involves legal drafting, negotiation, and, in some cases, court filings. When issues are straightforward and parties cooperate, title companies may coordinate releases and corrective recordings. However, more complex matters such as disputed ownership, missing heirs, or contested instruments typically require legal counsel to prepare documents or pursue litigation.Working with an attorney helps ensure corrective deeds, affidavits, and petitions are properly drafted and legally sufficient for recording or court use. Attorneys also manage negotiations and represent clients when court intervention becomes necessary to resolve title disputes.
What are the costs associated with curative work?
Costs for curative work depend on the nature and complexity of the issue. Simple corrective recordings and negotiated releases typically incur modest fees for document preparation and recording. When multiple parties or extended research are required, costs increase accordingly. We provide estimates based on the initial review and can discuss budgeting options tailored to the client’s priorities.If litigation is necessary, costs are higher due to court filings, service of process, and potential discovery or hearings. While litigation is more expensive and takes longer, it may be the most reliable means to obtain a final resolution. We discuss alternatives and expected expenses so clients can make informed decisions about proceeding.
How do easements affect my property ownership?
Easements grant specified rights to another party to use a portion of the property for purposes like utilities, access, or drainage. They run with the land and typically remain in effect after ownership changes. During title review it is important to identify easements and understand their scope because they can affect how the property may be used and the ability to develop or alter certain areas.While valid easements are not generally removed through curative work, clarifying their precise boundaries, correcting recording errors, and resolving disputes over their use can reduce uncertainty. Knowing the existence and terms of easements helps buyers and owners make informed choices about property use and improvements.