Comprehensive Guide to Title Review and Curative Work for Lakewood Property Transactions
Title review and curative work are essential parts of many real estate transactions in Lakewood and across Tennessee. Our firm helps property owners, buyers, sellers, and lenders identify title issues that could affect ownership, transferability, or marketability of real property. We analyze public records, prior deeds, liens, easements, and encumbrances to prepare a clear picture of title status. This process reduces the risk of future disputes and supports smoother closings by addressing defects before they become legal obstacles for financing or sale. Early review saves time and helps protect property value for all parties involved.
When a title search uncovers irregularities such as ambiguous conveyances, missing signatures, unresolved liens, or improperly recorded documents, curative work is the process of addressing those problems. Curative actions may include preparing corrective deeds, obtaining releases or satisfactions of liens, filing affidavits, or coordinating with recording offices to correct public records. The goal is to restore confidence in the chain of title so buyers and lenders can proceed with a transaction. In many cases, prompt curative work prevents delays at closing and reduces the risk of future litigation over ownership or property interests.
Why Title Review and Curative Work Matter for Your Lakewood Property
A thorough title review protects buyers, sellers, and lenders by ensuring that the property being transferred is free from hidden claims or defects that would impair ownership rights. Addressing title defects through curative work restores marketability and makes it possible to obtain title insurance and mortgage financing. For sellers, clearing title can prevent last-minute setbacks that derail a sale. For buyers, title review offers assurance that the property comes with the rights and privileges expected. For lenders and investors, resolving title issues safeguards collateral value and reduces the likelihood of costly disputes after closing.
Our Lakewood Real Estate Team and Practical Title Work Background
Jay Johnson Law Firm serves clients in Lakewood, Davidson County, and throughout Tennessee on real estate matters including title review and curative filings. Our team focuses on clear communication, careful record analysis, and practical solutions tailored to each property’s history. We work with title companies, lenders, and county recording offices to complete the necessary documents and filings efficiently. By guiding clients through each step and explaining options in plain language, we help reduce uncertainty and move transactions forward with confidence and attention to local recording rules and common regional issues.
Understanding Title Review and the Curative Process
Title review begins with a detailed examination of public records to identify the history of ownership, recorded liens, easements, restrictions, judgments, and any other matters that affect the property. Reviewing chain-of-title documents requires attention to dates, grantor-grantee relationships, and accuracy of legal descriptions. The process often reveals ambiguities such as probate issues, gaps in conveyances, or incorrectly recorded instruments. Identifying these items early allows parties to determine whether curative measures are necessary and to estimate the likely time and steps needed to clear title prior to a sale or mortgage closing.
Curative work is the set of actions taken to resolve defects discovered during title review so that title insurance can be issued and the property can be transferred without lingering claims. Curative solutions vary by situation and may involve preparing corrective deeds, obtaining releases from lien holders, filing affidavits or quiet title actions, or coordinating with heirs and municipalities to clear clouds on title. A successful curative plan addresses both the legal record and any practical steps required to satisfy underwriters, lenders, or future buyers, helping transactions move forward more predictably.
Defining Title Review and Curative Work in Real Estate
Title review is the systematic check of all recorded documents and public records that affect property ownership. It confirms the chain of title and identifies liens, encumbrances, easements, covenants, and other matters that may limit or affect ownership rights. Curative work describes the range of legal and administrative steps taken to remove or resolve such encumbrances so that the title becomes marketable. This can include correcting clerical errors, preparing and recording corrective instruments, negotiating satisfactions, and, when necessary, pursuing court actions to clarify ownership. The goal is to restore confidence in the property’s transferability.
Key Elements and Typical Steps in Title Clearance
Key elements of title review include searching county records, reviewing deeds and mortgages, checking liens and judgments, and identifying easements or restrictions that affect use. After identifying issues, the curative process may include contacting previous owners or lenders for releases, preparing corrective deeds, drafting affidavits addressing gaps or errors, and coordinating with title insurers. Some matters require negotiation or court filings to establish clear ownership. Effective curative work balances legal procedure with pragmatic solutions so that title companies can insure the property and closings can proceed without unexpected legal obstacles.
Key Terms and Glossary for Title Review and Curative Work
Understanding common terms helps clients navigate title matters. Important concepts include chain of title, encumbrance, lien, easement, quiet title, and recording. Chain of title tracks ownership transfers over time. An encumbrance is any claim or restriction affecting property rights. Liens secure payment of debts and can prevent clear transfer until satisfied. Easements grant others certain use rights. Quiet title actions are court proceedings used when ownership disputes arise. Recording refers to officially filing documents with the county to establish public notice. Familiarity with these terms helps set expectations for the review and curative process.
Chain of Title
Chain of title refers to the chronological sequence of historical transfers of title to a property, showing each owner and how the property passed from one party to the next. Reviewing the chain helps identify breaks, irregular transfers, or missing documentation that could affect current ownership. Gaps in the chain may require curative steps such as corrective deeds or affidavits to demonstrate continuity of ownership. Ensuring a clear chain of title is essential for obtaining title insurance and moving forward with sales, refinances, or other transactions where clean title is necessary.
Quiet Title
A quiet title action is a court proceeding used to resolve disputes over ownership or to remove clouding claims on a property’s title. When public records show conflicting interests or uncertainties, a quiet title lawsuit asks the court to determine the rightful owner and extinguish adverse claims. These actions are sometimes necessary when negotiation or administrative filings cannot resolve a defect. The outcome provides a judicial declaration of ownership that can be recorded to clarify the public record and improve marketability for future transactions and lending.
Lien
A lien is a legal claim against property to secure payment of a debt or obligation. Common liens include mortgages, tax liens, construction liens, and judgment liens. Liens typically must be satisfied or subordinated before clear title can be conveyed to a new owner or before a lender will finance the property. Identifying liens early through title review allows parties to negotiate payoffs, obtain releases, or take other curative steps so that a sale or refinance can close without unresolved claims against the property.
Easement
An easement grants a party other than the owner certain rights to use the property for a specific purpose, such as access, utilities, or drainage. Easements can be recorded and run with the land, affecting future owners. Some easements are reasonable and expected, while others may restrict use or development plans. Title review identifies existing easements so buyers and sellers can assess their impact. In some cases, curative work can amend or terminate improperly granted easements through negotiation or recorded releases, depending on the circumstances and legal authority.
Comparing Limited Title Remedies and Comprehensive Curative Services
When addressing title issues, parties can choose limited remedies focused on specific defects or a comprehensive approach that reviews and clears all potential problems in the chain of title. Limited remedies may resolve simple clerical errors or recent liens quickly, which can be cost-effective for straightforward transactions. A broader curative strategy assesses the property’s entire history and addresses multiple items simultaneously, reducing the chance of subsequent surprises. The appropriate choice depends on the complexity of the title issues, timing needs for closing, and the preferences of buyers, sellers, and lenders.
When a Targeted Title Fix Is Appropriate:
Minor Recording or Clerical Errors
A limited approach often works when the title issues are narrow and straightforward, such as a misspelled name, an omitted signature, or a clerical error in a recorded document. In these cases, preparing a corrective instrument or affidavit and recording it can satisfy title underwriters and allow the transaction to proceed. Such fixes typically require minimal coordination with other parties and can be completed quickly. However, even small errors should be reviewed carefully to confirm there are no underlying chain-of-title problems that could complicate the matter later.
Recent Lien Resolutions
When a title search identifies a recent lien that has already been paid or is easily paid off, a limited remedy focused on obtaining a release or satisfaction may be appropriate. This often involves working with the lienholder to confirm payment and record the necessary release documents so the title can be cleared for closing. Prompt resolution of recent liens can be efficient and economical, especially where the underlying chain of title is otherwise solid and no historical defects are present that would require broader investigation.
When a Comprehensive Curative Strategy Is Recommended:
Complex or Historical Title Defects
A comprehensive curative approach is advisable when title problems stem from historical records, multiple transfers, probate gaps, or conflicting instruments that affect ownership continuity. Such issues often require assembling documents, contacting heirs or prior owners, obtaining corrective deeds, and sometimes filing court actions to obtain clear title. Addressing all known defects in a single coordinated plan reduces the risk that additional problems will surface after closing. This approach can be more time-consuming, but it aims to provide a durable resolution that supports future transactions and financing.
Multiple Liens, Encumbrances, or Unclear Boundaries
When a property shows multiple liens, unresolved judgments, or boundary-related disputes that could affect use or development, a comprehensive plan helps prioritize and resolve each matter. This process may involve negotiating with lienholders, coordinating payoffs, obtaining releases, and resolving boundary or survey discrepancies. Clearing multiple interconnected matters together helps create a consistent public record and reduces the chance that one unresolved item will cause future title problems, benefiting sellers, buyers, and lenders who require clear title for closing.
Benefits of a Thorough Curative Process for Lakewood Properties
A comprehensive curative strategy brings long-term value by producing a clean public record and reducing the likelihood of future disputes. Clearing historical defects, securing releases for liens, and correcting recorded instruments all contribute to a marketable title that supports financing and resale. This approach also offers peace of mind to owners and lenders because it seeks to address root causes rather than apply temporary fixes. For properties with complex histories, a thorough plan saves time and costs down the line by preventing recurring issues that could surface after closing.
Comprehensive curative work also streamlines future transactions by resolving ambiguities that might otherwise require repeated attention. Buyers benefit from reduced risk and clearer rights; sellers benefit from fewer closing delays; and lenders benefit from improved collateral clarity. Taking a proactive stance on title issues helps preserve property value and reduces the administrative burden on all parties. Coordination with title carriers and recording authorities can ensure appropriate documentation is in place so that transactions move forward with greater predictability and fewer surprises.
Improved Marketability and Financing Options
Clearing title defects increases a property’s attractiveness to buyers and lenders because it reduces the legal obstacles to transfer and mortgage approval. A marketable title backed by clear records and, where appropriate, title insurance, enables buyers to obtain financing more easily and sellers to complete closings without last-minute holdbacks. Taking comprehensive curative steps makes properties easier to sell and can prevent concessions or price reductions that might otherwise be required when title clouds remain unresolved.
Reduced Risk of Post-Closing Disputes
Resolving title defects thoroughly reduces the likelihood of disputes after closing over ownership, easements, or unpaid obligations. When the public record accurately reflects ownership and encumbrances have been addressed, there is less opportunity for third parties to assert claims that could lead to litigation. This stability benefits owners and lenders by preserving property value and minimizing the cost and disruption of later legal challenges. Comprehensive curative work aims to leave a clear and defensible title record for future transactions.
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Practical Tips for Smoother Title Review and Curative Work
Start Title Review Early in the Transaction
Beginning the title review early in the sale or refinance process gives parties time to uncover and resolve defects without jeopardizing the closing date. Early review allows for documentation gathering, contact with prior owners or lienholders, and preparation of any corrective instruments that may be required. This avoids emergency filings at the last minute and reduces the likelihood of costly delays. Planning ahead also helps align expectations between buyers, sellers, and lenders regarding timelines and potential costs associated with curative steps.
Keep Clear Records and Communicate Often
Be Prepared for Multiple Paths to Resolution
Title defects may be resolved by administrative filings, negotiated releases, or, when necessary, court actions to clarify ownership. Being prepared for different approaches helps manage expectations and timing. Simple clerical fixes may only require recording corrective deeds, while complex historical gaps may involve conversations with heirs or quiet title proceedings. Understanding that there are multiple legally recognized routes to clear title enables informed decision-making about costs, timeline, and acceptable outcomes for the parties involved.
Reasons to Consider Title Review and Curative Work Before a Transaction
Title problems can delay or derail sales, complicate financing, and expose owners to future legal claims. Conducting a title review and addressing defects before a closing reduces these risks and helps ensure a smoother transfer of property rights. Whether transferring residential property, commercial parcels, or development land, clearing encumbrances and confirming the chain of title helps preserve value. For sellers, it prevents last-minute setbacks; for buyers, it provides assurance; and for lenders, it secures the collateral that supports lending decisions.
Even when a property appears straightforward, hidden issues such as unpaid taxes, absent releases, or unclear heirs can surface during the closing process and require immediate attention. Proactive title review allows parties to estimate curative costs and timelines so they can negotiate terms or delay closing as needed. Taking these steps up front can avoid rushed, costly emergency measures and provides a clearer path for successful closing and future resale or refinancing of the property.
Common Situations That Often Require Title Review and Curative Work
Frequent triggers for title review include sales involving older properties, estates or probate transfers, properties with multiple past owners, recent construction or contractor claims, and transactions where prior mortgages or liens are not clearly released. Boundary disputes, conflicting deeds, or errors in legal descriptions are also common. Each of these circumstances can create clouds on title that require documentation, negotiation, or legal actions to resolve. Identifying such issues early informs parties about realistic timelines and potential expenses to clear title.
Probate and Inheritance Transfers
When property transfers through probate or inheritance, verifying that the probate process properly conveyed title is essential. Missing probate orders, unclear heir signatures, or incomplete estate administration can leave gaps that affect marketability. Curative work in these cases may require obtaining additional documentation from the probate court, preparing corrective transfers, or coordinating with heirs to secure necessary signatures. Addressing these matters before a sale prevents delays and reduces the chance of contested ownership claims after the transaction.
Construction Liens or Mechanic’s Liens
Construction and mechanic’s liens can attach to property when contractors or suppliers have not been paid for work performed. These liens can prevent clear title until they are paid, released, or otherwise resolved. Resolving such liens may involve negotiating payoffs, obtaining lien releases, or disputing improper filings. Early title review helps identify any outstanding lien activity so parties can address it before a closing, ensuring the property can be transferred without unexpected encumbrances that would affect ownership rights or financing.
Survey and Boundary Discrepancies
Discrepancies between recorded legal descriptions and physical boundaries discovered through survey work can create title concerns. Boundary disputes may require additional documentation, corrective conveyances, or agreement among neighboring owners to resolve encroachments or uncertainties. Sometimes resolving these issues requires updating records or recording boundary line agreements. Addressing survey-related problems during the title review stage prevents conflicts after closing and helps clarify permitted property uses and development potential for buyers and owners.
Title Review and Curative Assistance in Lakewood, Tennessee
Jay Johnson Law Firm supports Lakewood property owners, buyers, and lenders with targeted title review and curative work tailored to local recording practices and typical regional issues. We coordinate with title companies, county clerks, and other stakeholders to prepare and file corrective documents, obtain releases, and pursue legal remedies when necessary. Our approach focuses on clear communication and timely action so transactions proceed with fewer surprises. For property matters in Lakewood and nearby Davidson County communities, we strive to provide practical guidance and dependable follow-through.
Why Choose Our Firm for Your Title Review and Curative Needs
Clients choose our firm for title review and curative work because we combine local knowledge of Tennessee recording practices with a methodical approach to resolving defects. We carefully analyze public records, identify the steps needed to clear title, and coordinate required documents and filings. Our priority is ensuring transactions move forward with accurate records and minimal delays. By working directly with title companies and recording offices, we reduce the administrative burden on clients and focus on achieving clear, recorded results.
We also emphasize communication through the process, explaining options, likely timelines, and potential costs so clients can make informed decisions. When curative work requires negotiation with lienholders or additional documentation from prior owners, we handle these interactions and keep clients apprised of progress. Our goal is to remove uncertainty from closings and to restore marketability to properties so owners and buyers can proceed with confidence in their transactions.
For transactions involving probate issues, multiple liens, or complex historical records, we develop coordinated plans that prioritize the most time-sensitive items and work toward comprehensive resolution. Whether the need is a simple corrective deed or a broader curative strategy, we tailor our approach to the circumstances and the client’s timeline. We strive to complete necessary filings efficiently while maintaining accuracy so that title companies can issue insurance and closings can occur as scheduled.
Contact Our Lakewood Office to Discuss Title Review and Curative Options
Our Title Review and Curative Process Step by Step
Our process begins with an initial consultation and review of existing title reports, deeds, and public records. We identify defects and outline recommended curative steps, estimated timeframes, and likely costs. Once a plan is approved, we prepare corrective documents, communicate with third parties such as lienholders or heirs, and coordinate with the county recording office to file necessary instruments. Where required, we recommend and pursue legal actions to resolve persistent clouds on title. Throughout, we update clients on progress and confirm recording outcomes.
Step 1: Preliminary Title Review and Issue Identification
The first step is a thorough review of the title commitment or abstract and underlying public records to catalog any encumbrances, liens, easements, or irregularities. We analyze the chain of title and note any missing documents or inconsistencies that require attention. This initial assessment frames the curative strategy and helps estimate how long resolution might take, what documents are needed, and whether third-party cooperation or court action will be necessary.
Gathering Documents and Establishing the Chain of Title
We assemble deeds, mortgages, releases, tax records, and other recorded instruments to map the chain of title. This involves verifying names, dates, legal descriptions, and prior conveyances to ensure continuity. If gaps or ambiguities appear, we identify the likely corrective documents or affidavits that may be required. This stage is essential to determine whether title can be made marketable through administrative filings or whether more involved actions are necessary to clarify ownership.
Identifying Liens, Judgments, and Easements
We review recorded liens, judgments, tax assessments, and any easements or restrictive covenants affecting the property. Each encumbrance is categorized by priority, potential impact on transfer, and the likely method of resolution. For liens that appear satisfied but unreleased, we seek documentary proof and work to obtain releases. For active liens, we explore payoff options or negotiations. Understanding these items early allows for a practical plan that aligns with closing timelines and lender requirements.
Step 2: Curative Planning and Document Preparation
After identifying issues, we prepare a curative plan outlining the documents to be drafted, parties to contact, and filings to record. This plan may include corrective deeds, affidavits of lost instruments, lien releases, or agreements to resolve boundary matters. We prepare the necessary instruments with attention to recording requirements and coordinate signatures and acknowledgments. Our goal is to assemble a complete package for recording that addresses the title company’s requirements and supports issuance of title insurance.
Drafting Corrective Instruments and Affidavits
We draft corrective deeds, satisfactions, and affidavits that accurately reflect the needed corrections to recorded documents. Drafting includes verifying legal descriptions and preparing language that will be accepted by county recording offices and title underwriters. When instruments have been lost or destroyed, we prepare affidavits or replacement documents to establish necessary record continuity and to satisfy underwriter requirements for issuance of insurance and for transaction closings.
Coordinating Releases and Third-Party Documentation
Curative work frequently requires obtaining releases from lienholders or payoff confirmations from creditors and mortgage holders. We contact these parties, negotiate necessary terms when required, and ensure that releases are properly executed and recorded. This coordination also includes obtaining death certificates, probate documents, or other third-party records that may be needed to complete transfers and clear title for closing.
Step 3: Recording, Follow-Up, and Closing Support
Once corrective documents and releases are obtained, we record them with the appropriate county offices and confirm acceptance. After recording, we obtain certified copies to provide to title companies and lenders and confirm that the title commitment can be updated to reflect the curative work. If any further issues remain, we identify additional steps or recommend court action when necessary. We continue to support clients through closing until the matter is fully resolved and the property transfers with clean title.
Recording Documents and Verifying Public Records
Filing corrected deeds, releases, and affidavits with the county recording office finalizes many curative efforts. We ensure documents meet recording standards, submit them for recording, and obtain confirmation and recorded instruments. Verifying the updated public record is essential to confirm that title companies can issue updated commitments and underwriting requirements are satisfied. This confirmation allows closings to move forward with reduced risk of last-minute surprises.
Providing Closing Support and Post-Recording Documentation
After recording, we supply title companies, lenders, and clients with the recorded documents and any supporting evidence required to finalize closings. We remain available to address follow-up questions, coordinate additional filings if needed, and confirm that title insurance can be issued. Our post-recording support helps ensure that transactions close on schedule and that the public record reflects the corrected chain of title for future owners and lenders.
Frequently Asked Questions About Title Review and Curative Work
What is a title review and why is it important?
A title review is a careful examination of public records and recorded documents to verify the chain of ownership and to identify liens, encumbrances, easements, or other matters that may affect the property. The review reveals potential obstacles to transfer and helps determine whether curative steps are required before a sale or loan closing. For buyers and lenders, it reduces the risk of inheriting unresolved claims that could impair ownership or financing. For sellers, it helps prevent delays and unexpected requirements at the time of closing.Conducting a title review early in a transaction provides clarity on the scope of any necessary corrective work and the likely timeline. Identifying problems sooner enables parties to plan for payoffs, corrective deeds, or additional documentation and helps preserve the closing schedule. Clear records and prompt action support smoother transactions and reduce the chance of post-closing disputes over ownership rights.
How long does curative work typically take?
The time needed for curative work varies based on the nature and complexity of the defects identified. Simple issues like clerical errors or recently satisfied liens may be resolved in a matter of days to a few weeks once the necessary signatures and filings are secured. More complex matters involving multiple lienholders, probate-related gaps, or disputes over boundaries may take several weeks to months to resolve, depending on third-party cooperation and court schedules if litigation becomes necessary.Because timelines depend on outside parties and county recording practices, we provide an initial estimate after the title review and update clients as work progresses. Early engagement and clear documentation typically shorten the process, while unresolved disputes or missing parties can extend it. Planning ahead helps align expectations for closing and ensures adequate time for the required curative steps.
Will title insurance cover defects found during review?
Title insurance protects against certain covered defects that were not discovered or known at the time of issuance and that meet the policy’s terms. Title insurance policies vary, and underwriters may require that specific defects be cured before issuing a policy or may issue exceptions for matters not addressed. When curative work removes clouds on title and satisfies underwriting conditions, insurers are more likely to issue policies without exceptions related to those matters.If a defect arises after issuance and falls within the policy coverage, the insurance may provide protection subject to policy terms. That said, many curative steps are taken precisely so that insurance can be issued without exceptions, which facilitates closings and protects future owners and lenders against covered title risks.
What costs are associated with clearing title issues?
Costs associated with clearing title issues depend on the type of defect and the steps needed for resolution. Administrative costs include document preparation, notary and recording fees, and charges for obtaining certified copies of recorded instruments. When third parties must be contacted or payoffs negotiated, additional costs such as payoff amounts or lien settlements may apply. If court action is required to resolve ownership disputes, legal fees and court costs will increase the total expense.We outline expected costs as part of the curative plan so clients can make informed choices. Some matters are resolved with modest fees and administrative work, while others involving multiple parties or litigation will have larger, more variable costs. Early assessment helps estimate these amounts and allows parties to weigh options in view of transaction timelines and goals.
Can curative work resolve issues from decades-old records?
Yes, curative work can often resolve issues originating from decades-old records, though the methods and time required vary. Historical defects such as missing conveyances, ambiguous descriptions, or unresolved probate matters may be addressed by locating historical documentation, obtaining affidavits from knowledgeable parties, preparing corrective deeds, or pursuing court procedures to quiet title. The availability of records and cooperation from heirs or prior owners affects how quickly such matters can be resolved.Correcting long-standing defects may require more intensive research and coordination, and in some cases a court action may be the most effective way to create a definitive public record. While older issues can be more complex, a thorough curative plan aims to restore marketability and reduce the risk of future challenges to ownership.
When is a quiet title action necessary?
A quiet title action is often necessary when conflicting claims or ambiguous interests cannot be resolved through administrative filings or negotiation. If the chain of title has unresolved gaps, competing deeds, or adverse claims from unknown or disputing parties, a quiet title lawsuit asks the court to declare the rightful owner and remove conflicting claims from the record. This judicial determination provides a clear resolution when other methods are insufficient.Quiet title actions involve court filings, notice to interested parties, and sometimes hearings, which means they can take longer and incur higher costs than administrative fixes. They are, however, an effective way to obtain a definitive declaration of ownership and to clear persistent clouds on title that would otherwise impede marketability and financing.
How do mechanics’ liens affect a sale?
Mechanics’ liens, construction liens, and similar claims can prevent a property from transferring with clear title until the lien is satisfied or released. These liens secure payment for labor or materials and remain attached to the property until resolved. During a sale, the presence of such a lien typically requires payoff, negotiated settlement, or a release from the claimant before a title company will insure the property and a lender will approve financing.Addressing mechanics’ liens may involve confirming whether work was properly billed, negotiating payoffs with lienholders, or challenging improperly filed liens when appropriate. Early identification through title review allows parties to pursue resolution options and avoid last-minute closing interruptions caused by unresolved construction claims.
What happens if a previous owner cannot be located?
If a previous owner or necessary signatory cannot be located, curative options depend on the circumstances and the legal requirements for the document at issue. In some cases, affidavits of lost deed or attempts to locate the missing party followed by notice procedures can satisfy underwriters and recording offices. When heirs or prior owners are needed to complete a conveyance but cannot be found, it may be necessary to pursue court-ordered solutions such as publication notices or a judicial proceeding to obtain authority to cure the defect.When parties cannot be located, the process often takes longer and may require additional legal steps to provide adequate public notice and obtain court approval. We explain likely paths forward and help implement the method that best fits the situation and timing needs of the transaction.
Can boundary disputes be resolved without litigation?
Boundary disputes can sometimes be resolved without litigation through negotiation, boundary line agreements between neighboring owners, or by updating surveys and recording corrected descriptions. Parties may reach consensus on practical boundaries, easements, or maintenance responsibilities, and then record an agreement to avoid future disputes. Such collaborative approaches can be faster and less costly than court battles when neighbors are willing to cooperate.When parties cannot agree, or when historical records are insufficient to establish clear boundaries, litigation or a quiet title action may be necessary. Even in those circumstances, alternative dispute resolution methods like mediation can sometimes bring parties to terms and avoid prolonged court proceedings. Early survey work and transparent communication increase the chances of resolving boundary issues amicably.
How do I start the title review process with your firm?
To begin the title review process with our firm, contact our Lakewood office to schedule an initial consultation and provide any existing title commitments, deeds, or related documents. During the consultation we review the materials and outline the anticipated steps, timelines, and likely costs for any curative work required. We also request any additional records needed to perform a comprehensive assessment of the property’s recorded history.After the initial review, we present a recommended plan for addressing identified issues and coordinate with title companies, lenders, and third parties as needed. We keep clients informed throughout the process and work to complete the necessary filings and recordings so that the transaction can proceed with a clearer public record.