Comprehensive Guide to Title Review and Curative Work for Dresden Property Transactions
Buying, selling, or transferring real estate in Dresden requires clear and marketable title. Title review and curative work identify defects, clouds, or gaps in ownership records and provide pathways to resolving those issues so transactions can close smoothly. Whether you are a buyer ensuring your new property has a clean title or a seller preparing to transfer property, careful review of public records, prior deeds, liens, and encumbrances helps avoid future disputes. Our firm provides thorough review to identify potential title problems and recommends practical next steps tailored to Tennessee property law and local recording practices.
When title irregularities arise, timely curative work can protect your ability to sell, finance, or inherit property in Weakley County and beyond. Curative actions might include drafting corrective deeds, preparing affidavits, negotiating lien releases, or initiating quiet title actions. These measures help clear the public record and reduce the chance of future challenges. For homeowners, buyers, and trustees, having a clear title is essential for peace of mind and the value of the property. We focus on practical solutions that address the immediate issue and support long-term property stability in Tennessee.
Why Title Review and Curative Work Matters for Dresden Property Owners
A precise title review prevents closing delays and reduces the risk of post-closing disputes that can be costly and time-consuming. Curative work not only resolves recorded defects but also documents ownership clearly so lenders and buyers feel confident moving forward. Clearing title issues can increase the marketability of property and protect heirs and trustees from future litigation. By addressing problems before they escalate, property owners maintain control of transactions and avoid surprises. The goal is to create a clean chain of title that reflects true ownership and is acceptable to local recording offices and mortgage lenders.
About Jay Johnson Law Firm and Our Approach in Dresden
Jay Johnson Law Firm serves Tennessee clients with attention to detail, practical legal guidance, and local knowledge of Weakley County recording procedures. Our team assists clients with real estate transactions, title review, and curative actions, guiding them through documentation, communications with lenders, and filing requirements. We emphasize clear communication and timely progress so clients understand options and likely timelines. For residents of Dresden and surrounding communities, we focus on achievable remedies and documented resolutions that support successful transfers, closings, and long-term property security within Tennessee’s legal framework.
Understanding Title Review and Curative Work in Tennessee
Title review begins with a careful examination of deeds, mortgages, liens, easements, judgments, and other recorded instruments that affect a parcel of land. In Tennessee, records maintained by county register offices reveal prior transfers, encumbrances, and possible errors. Curative work follows when review uncovers discrepancies such as misspelled names, improperly executed documents, missing signatures, or unresolved liens. The process often involves preparing corrective documents, obtaining releases or written acknowledgments from interested parties, or filing court actions when necessary to establish clear legal title for sale, refinancing, or estate administration.
Not all title issues require litigation; many are resolved through negotiation, corrective conveyances, or sworn affidavits that clarify ownership and priorities. In other cases, a lawsuit such as a quiet title action may be the most effective path to permanently resolve ownership disputes or challenges. The chosen remedy depends on the nature of the defect, the parties involved, and the desired outcome, such as immediate closing or long-term marketability. Early identification and candid assessment of options help clients make informed choices about time, cost, and expected outcomes when clearing title matters.
What Title Review and Curative Work Entails
Title review is the process of examining public records to determine present ownership and identify any encumbrances or defects affecting marketability. Curative work refers to legal and administrative steps taken to correct or remove those defects so the title is insurable and transferable. This includes drafting corrective deeds, obtaining releases of liens, resolving improper recordings, and preparing affidavits of heirship or lost instrument affidavits. The aim is to produce documentation that addresses the defect and to record it appropriately so the chain of title accurately reflects ownership and interests under Tennessee law.
Key Elements and Typical Steps in Title Curative Work
A comprehensive curative plan usually involves a combination of research, document preparation, negotiation, and recording. The process starts with a full title search, followed by identification of defects and recommended remedies. Remedies can include corrective or confirmatory deeds, lien satisfactions, releases, or affidavits resolving gaps or ambiguities. Communication with lenders, creditors, heirs, or third parties is often needed to secure cooperation. Final steps include proper execution, notarization, and recording of curative documents with the county register to restore marketability and provide a clear public record for future transactions.
Key Terms and Glossary for Title Review and Curative Work
Familiarity with common title terms helps clients understand the issues that may surface during a review. Terms include lien, encumbrance, deed, chain of title, easement, and quiet title. Knowing these definitions clarifies the significance of recorded items and what remedies might apply. For clients facing curative work, understanding how a corrective deed differs from an affidavit or how a lien release affects priority can reduce confusion and help inform decisions. The glossary below presents basic definitions and practical notes to guide discussions about resolving title matters under Tennessee procedures.
Chain of Title
Chain of title refers to the successive historical transfers of ownership shown in public records that establish how title passed from one owner to another. A complete and unbroken chain is important for confirming current ownership and ensuring that prior transfers were validly executed and recorded. Breaks, errors, or missing links may indicate potential defects that need curative work. Restoring a clear chain often requires locating supporting documents, preparing corrective conveyances, or obtaining sworn statements from parties with knowledge of past transactions to reconcile the record in the county where the property is recorded.
Lien
A lien is a legal claim against property that secures payment of a debt or obligation, such as a mortgage, tax lien, or judgment. Liens can prevent a clean transfer of title until they are satisfied, released, or otherwise resolved. Curative work may involve negotiating payoffs, obtaining lien releases, or documenting settlements so the lienholder removes the encumbrance from the public record. Properly addressing liens ensures that buyers and lenders can accept the title and that future owners are not unexpectedly liable for debts recorded against the property.
Corrective Deed
A corrective deed is a document prepared to fix errors in a previously recorded deed, such as an incorrect legal description, misspelled name, or clerical mistake. The corrective deed is executed, acknowledged, and recorded to supersede or clarify the earlier instrument and restore the accuracy of the public record. Using a corrective deed can be a straightforward method for resolving minor defects without court involvement, provided interested parties agree to the correction. Proper drafting and recording are essential to ensure the correction is effective and accepted by title companies and lenders.
Quiet Title
A quiet title action is a court proceeding used to settle disputes about property ownership or to remove competing claims or clouds on title. When parties cannot resolve an issue through corrective documents or agreements, a quiet title lawsuit asks the court to determine who holds valid title and to issue a judgment that clears the public record. This remedy provides a definite, enforceable resolution and is especially useful when the identities or locations of interested parties are uncertain or when recorded defects cannot be addressed through other means.
Comparing Limited Remedies and Full Curative Solutions
Choosing between limited, transactional fixes and comprehensive curative strategies depends on the severity of the defect and the client’s objectives. Limited remedies, like a corrective deed or lien release, can be efficient for isolated clerical errors or resolved liens. Comprehensive approaches, including affidavits, negotiations with multiple parties, or court actions, are better when defects involve missing heirs, disputed transfers, or complex encumbrances. Evaluating potential costs, timelines, and the importance of immediate marketability helps determine the appropriate path. The right approach balances practicality with the need for a reliable title for future transactions or financing.
When a Limited Curative Approach Works Best:
Simple Clerical Errors and Omissions
A limited approach is appropriate when the title issue stems from a simple clerical error, such as a misspelling, incorrect date, or an inaccurate legal description that can be corrected with a properly executed corrective deed or affidavit. These matters often require minimal negotiation and can be resolved quickly by preparing and recording the correcting document. When all parties who must acknowledge the correction are available and willing to sign, this method restores clarity to the public record without resorting to extended litigation or more costly proceedings in court.
Paid or Releasable Liens
When a lien or encumbrance has been paid or is eligible for release, obtaining a recorded release or satisfaction can often cure the title defect. Coordinating with creditors or lienholders to secure a formal release and then recording that document clears the encumbrance for future transfers. This approach is typically faster and less expensive than court actions, provided the lienholder cooperates. A clear release establishes that the debt has been addressed and removes the barrier to sale or refinancing without creating additional legal proceedings.
When a Comprehensive Curative Strategy Is Appropriate:
Disputed Ownership or Missing Parties
Comprehensive curative work is often necessary when ownership is disputed or when parties with potential claims cannot be located. In those situations, a court action such as a quiet title lawsuit may provide a definitive resolution by allowing the court to determine rightful ownership and extinguish competing claims. Gathering evidence, serving interested parties, and presenting a case to the court can be time-consuming, but this method yields a clear, enforceable judgment that resolves lingering uncertainties in the public record and protects future owners and lenders.
Complex or Multiple Encumbrances
When multiple encumbrances, overlapping claims, or successive recording errors create a tangled title history, a comprehensive approach coordinates multiple remedies and stakeholders. This may include negotiating with several lienholders, securing releases, preparing confirmatory documents, and, when needed, initiating litigation to consolidate or remove competing interests. The combined effort ensures that all potential clouds are addressed and that the title is rendered marketable and acceptable to lenders. This is often the best path when simple, single-step fixes are insufficient to restore clear title.
Benefits of Taking a Comprehensive Curative Approach
Adopting a thorough curative plan reduces the likelihood of future disputes and increases confidence among buyers, lenders, and heirs. A comprehensive approach documents the resolution of defects across all relevant recordings and ensures that corrective instruments are properly executed and lodged with the county register. This creates a reliable, searchable public record that supports smooth closings and financing, and minimizes the chance of costly litigation later. Comprehensive curative work protects property value by addressing both immediate defects and potential downstream challenges.
Another key benefit is predictable outcomes: when all encumbrances are identified and resolved, clients can proceed with sales or refinancing without lingering uncertainty. Comprehensive plans often include contingency steps such as filing quiet title actions if third parties cannot be located or do not cooperate. By combining preventative measures with definitive legal remedies when required, this approach saves time and expense in the long run and provides a clear title record that supports future transfers, estate administration, and the overall marketability of the property.
Improved Marketability and Lender Confidence
A thoroughly curated title record increases buyer confidence and satisfies lender requirements, which can make sales and refinances proceed more smoothly. Lenders commonly require evidence that recorded defects have been resolved before approving financing, and a clear title reduces underwriting delays. Buyers are also more likely to close when the chain of title is documented and free of unresolved claims. Ultimately, investing in comprehensive curative work can improve the speed of transactions and enhance the property’s attractiveness on the market by minimizing unknown risks tied to ownership history.
Long-Term Protection for Owners and Heirs
Comprehensive title remedy reduces the chance that heirs or future owners face unexpected claims or litigation. Properly recorded curative documents and court judgments create a durable public record that stands up to future scrutiny and supports clear transfer in estate and probate contexts. This proactive approach shields families from future disputes over ownership, facilitates smoother estate administration, and preserves the value of real property. Ensuring the title is clean now helps prevent costly and emotionally draining problems for future generations.
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Practical Tips for Title Review and Curative Work
Gather Complete Documentation Early
Start by assembling all relevant documents, including old deeds, mortgages, closing statements, and trust or probate records. Having these materials available speeds research and helps identify the source of any title defects. Early preparation can prevent delays and reduce costs by allowing curative steps to begin promptly. In many cases, locating the original recorded instruments clarifies ambiguities and avoids unnecessary legal action. Timely collection of documentation also aids communication with lenders and other parties who may need to approve corrective measures.
Address Encumbrances Before Closing
Keep Records of All Curative Actions
Maintain copies of every curative document, release, and recorded instrument once the issue is resolved. These records serve as proof of resolution for future buyers, lenders, or family members in estate matters. Clear documentation also simplifies title insurance underwriting and can speed future transactions involving the property. Storing both digital and physical copies and noting recording information helps ensure the curative work remains accessible and verifiable when needed.
Why You Should Consider Title Review and Curative Work
Title review and curative work prevent unexpected obstacles when selling, buying, or refinancing property. Early identification and resolution of defects reduce transaction risk, help avoid postponements, and protect against future ownership disputes. Clients benefit from having a clear, documented chain of title accepted by lenders and buyers. For trustees, personal representatives, and family members managing property transfers, curative work provides certainty and stability for the asset, helping transactions proceed with confidence under Tennessee recording requirements and local county practices.
Addressing title issues proactively also preserves property value and can reduce long-term legal exposure. Unresolved clouds on title can complicate sales, estate administration, or refinancing applications, and may lead to disputes that are expensive to resolve after a transfer. By handling potential problems in advance, property owners minimize stress and expense and create a reliable title history for future owners. Whether planning a sale or preparing an estate, investing in curative work supports smoother outcomes and clear ownership documentation for the years ahead.
Common Situations That Require Title Review and Curative Action
Typical circumstances include discoveries of unpaid liens, missing signatures on prior deeds, ambiguous or incorrect legal descriptions, adverse possession claims, and transfers involving deceased owners without clear heirs. Title problems may also arise from mortgages that were not properly released, clerical errors in recorded documents, or gaps in the chain of title caused by lost instruments. Each scenario requires tailored review and a curative plan that may include drafting corrective documents, obtaining releases, or, in some cases, pursuing court resolution to settle ownership questions definitively.
Errors in Recorded Deeds
Recording errors such as misspelled names, incorrect legal descriptions, or omitted signatures often prevent smooth transfers. These issues typically require corrective deeds or affidavits to resolve the record. If all necessary parties are available, a properly executed corrective deed can correct the public record and restore confidence in ownership. When parties cannot be located, additional steps such as publishing notice or pursuing court options may be necessary to legally reconcile the title and allow transfers or refinancing to proceed without lingering questions.
Unreleased Mortgages or Judgments
Unreleased mortgages, tax liens, or judgments appear on title reports and must be addressed before lenders or buyers will accept the title. Resolving these items may involve negotiating payoffs or obtaining formal releases from creditors. In some cases, errors in recording releases require additional filings to clear the record. Prompt attention to outstanding encumbrances is essential to avoid sale delays and to ensure that the property can be transferred free of existing claims against it, providing a secure transaction for all parties involved.
Inheritance and Estate Transfers
Estate transfers often reveal title issues when heirs or personal representatives attempt to transfer property that lacks clear recorded succession documents. Affidavits of heirship, probate proceedings, or corrective deeds may be necessary to establish ownership and allow for sale or refinancing. Curative work in estate contexts ensures that heirs receive clear title and that future transactions are not hindered by unresolved claims. Careful handling of probate records and recorded documents reduces delays and provides a dependable ownership record for beneficiaries.
Title Review and Curative Services in Dresden, TN
Jay Johnson Law Firm assists property owners in Dresden and surrounding areas with thorough title review and practical curative strategies. We help identify title defects, explain available remedies, and carry out the documentation or filings needed to restore a clean public record. Whether you are preparing to sell, refinance, or administer an estate, our focus is on clear communication, realistic timelines, and solutions aligned with Tennessee recording practices. Reach out to discuss your situation and learn what steps will most effectively resolve your title concerns.
Why Hire Jay Johnson Law Firm for Title Curative Work
Clients choose our firm for clear, focused legal assistance with property title matters in Weakley County and nearby areas. We prioritize identifying the core issues, outlining practical curative options, and executing the necessary documents or filings to restore the public record. Our approach emphasizes timely communication so clients know what to expect and can coordinate with buyers, lenders, and other stakeholders. This clarity helps transactions remain on track and reduces the stress associated with unexpected title complications.
We work closely with clients to collect relevant documents, contact lienholders when appropriate, and prepare corrective filings that address recorded defects. Our practice includes preparing deeds, releases, affidavits, and other instruments needed to resolve common issues. When litigation becomes necessary, we provide experienced representation to pursue definitive court remedies, such as quiet title actions, to protect property rights. Throughout, we focus on efficient, practical solutions that help restore the title and allow transactions to move forward smoothly.
For property owners in Dresden and Tennessee generally, having reliable curative documentation is essential for sales, mortgage approvals, and estate matters. We guide clients through the required steps and manage the administrative tasks of signing, notarizing, and recording documents with county offices. Our role includes explaining the likely timeline and costs for proposed remedies so clients can make informed decisions. To discuss your property’s title condition and available options, call our office to begin the review and plan appropriate curative actions.
Ready to Resolve Title Issues in Dresden? Call 731-206-9700
Our Process for Title Review and Curative Work
Our process begins with an intake conversation to gather background information and relevant documents, followed by a comprehensive review of public records and the title report. We identify defects and present recommended remedies, including estimates for time and likely actions. After the client approves a plan, we prepare the necessary documents, coordinate with third parties, secure signatures and notarizations, and record the curative instruments with the county register. If a court action is required, we outline the steps and represent clients through the filing and litigation process to achieve a definitive resolution.
Step 1: Initial Review and Title Search
The first step involves collecting documents and performing a detailed title search using county records, prior deeds, mortgages, and tax records. This search reveals recorded interests, liens, easements, and any discrepancies in ownership history that could affect marketability. We analyze the chain of title to locate breaks or errors and assess the severity of each issue. With a full understanding of what is recorded, we can recommend targeted remedies and provide a realistic timeline and budget for resolving identified defects under Tennessee recording practices.
Document Collection and Client Interview
We begin by asking clients to provide copies of deeds, previous closing papers, mortgage documents, and any notices or judgments related to the property. During a thorough interview, we gather information about the property’s history, previous transfers, and any known disputes. This background often helps pinpoint where discrepancies originated and which parties may be needed for corrective action. Clear client communication at this stage allows us to prepare a targeted title search and to plan efficient next steps for resolving issues.
County Records Search and Preliminary Analysis
We conduct a detailed review of county recordings, including deeds, mortgages, liens, and judgments, to assemble the chain of title and identify recorded encumbrances. The preliminary analysis determines whether issues can be addressed through corrective documents or whether more formal remedies may be necessary. We then present our findings and recommended options so clients understand the likely path forward, associated timelines, and potential costs for the curative work required to restore a clear title suitable for sale or financing.
Step 2: Curative Planning and Document Preparation
After identifying defects, we develop a curative plan tailored to the nature of each issue. This plan outlines the necessary documents, parties that must sign or release claims, and any negotiations or payoffs required. We draft corrective deeds, affidavits, releases, or settlement agreements and coordinate signings and notarizations. The planning stage also anticipates potential obstacles, such as missing parties, and proposes alternatives like publishing notice or pursuing court proceedings so the client understands the full scope of work needed to clear the title.
Drafting and Negotiating Curative Documents
We prepare precise corrective documents addressing the specific problem identified in the title review, from corrective deeds to lien releases and affidavits. If third-party cooperation is required, we handle communications and negotiate terms for releases or settlements. Attention to accurate legal descriptions, proper execution, and appropriate acknowledgments ensures that once recorded, the documents will achieve the intended curative effect. Clear drafting helps prevent future ambiguity and supports acceptance by title companies and county recording offices.
Coordination and Execution of Documents
Once documents are prepared, we coordinate signing, notarization, and any necessary approvals. We ensure that all parties understand what they are signing and why, and we manage the logistics of obtaining signatures from out-of-state or distant parties when needed. Proper execution is critical; incorrectly signed or notarized documents may not cure the defect. We then record the curative documents with the county to update the public record and confirm completion of the agreed remedies.
Step 3: Recording and Follow-Up
After filing curative documents with the county register, we verify their acceptance and ensure the public record reflects the corrected title. If additional steps are required—such as securing an insurer’s approval or filing court documents—we proceed accordingly. We provide clients with copies of recorded instruments and a summary of the resolution. When litigation is necessary, we pursue court remedies and follow through until a binding judgment is entered. Finalizing the process creates a reliable record that supports future transactions involving the property.
Confirmation of Recordings and Title Clearance
We confirm that the county has accepted and indexed recorded curative documents and that the title reflects the intended corrections. This confirmation often includes obtaining an updated title report or certificate showing the removal of previously noted defects. Ensuring the recording is properly reflected helps buyers, lenders, and future parties rely on the corrected chain of title. We supply clients with documentation and recording references so they can demonstrate the resolution of prior issues in future transactions or estate matters.
Ongoing Support and Documentation Delivery
After curative actions are complete, we deliver finalized documents and guidance on any remaining obligations. This may include advising on how to provide recorded instruments to lenders or title insurers, or maintaining records for estate administration. We remain available to address follow-up questions and to assist with additional steps if unexpected issues arise. Providing clear final documentation and support ensures clients have what they need to proceed confidently with sales, refinancing, or transfer of property rights.
Frequently Asked Questions About Title Review and Curative Work
What is a title review and why is it important?
A title review is a thorough examination of public records to determine who owns a property and what recorded interests or encumbrances affect it. This process uncovers mortgages, liens, easements, and any irregularities in the chain of title that could prevent a clean transfer. Identifying issues early helps buyers, sellers, and lenders understand the legal status of the property and plan appropriate next steps to avoid future disputes.Title review is important because it prevents unexpected delays at closing and reduces the risk of post-closing litigation. By confirming recorded ownership and exposing defects, the review informs whether curative work is needed and what remedies are likely to restore marketability under Tennessee recording procedures.
How long does curative work typically take?
The timeline for curative work varies depending on the nature of the defect. Simple clerical corrections or lien releases may be completed within a few weeks if all parties cooperate and documentation is readily available. These tasks typically involve drafting corrective instruments, obtaining signatures, and recording the documents with the county register.More complex matters, such as resolving missing heirs, negotiating with multiple lienholders, or pursuing a court action, can take several months or longer. When litigation is required, the process may extend significantly due to service requirements, court schedules, and potential appeals. We provide estimates after reviewing the specific issues.
Can all title defects be fixed without going to court?
Not all title defects require court involvement. Many issues, such as clerical errors or releasable liens, can be remedied through corrective deeds, affidavits, or recorded releases when the necessary parties cooperate. These administrative and contractual solutions are often faster and less costly than litigation.However, when parties cannot be located, when ownership is disputed, or when competing claims remain unresolved despite negotiation, a court proceeding like a quiet title action may be the most reliable way to obtain a final, enforceable resolution that clears the public record for future transactions.
What documents are commonly used to cure title defects?
Common documents used to cure title defects include corrective deeds, deeds of confirmation, releases or satisfactions for liens, affidavits of heirship, lost instrument affidavits, and settlement agreements. The choice of document depends on the specific defect and who must acknowledge or release their interest in the property.Proper execution and recording are essential so that the curative document has the intended legal effect. We prepare and coordinate the signing and recording of these instruments to ensure the title is corrected and the public record reflects the resolved issue.
Will curative work affect my ability to obtain title insurance?
Curative work is often necessary for title insurance companies to issue a standard policy without exceptions. Title insurers typically require known defects to be remedied or otherwise addressed before offering full coverage. Completing curative steps and providing recorded evidence of resolution increases the likelihood of obtaining title insurance on acceptable terms.In some cases, insurers may issue a policy with exceptions or conditions, but performing curative work prior to closing reduces exceptions and provides stronger protection for buyers and lenders. We coordinate with title insurers as part of the curative process to meet their requirements when possible.
How much does title curative work cost?
Costs for curative work depend on the complexity of the issues, the number of documents required, and whether litigation is necessary. Simple corrective recordings and lien releases typically involve drafting fees, notary costs, and recording fees, which are generally modest. We provide estimates for straightforward matters once we review the title report.When multiple parties must be contacted, negotiations are required, or court filings become necessary, costs increase to reflect additional legal work, filings, and time. We discuss likely costs and provide guidance so clients understand options and budget accordingly before proceeding.
What should I do if a lien appears on my title report?
If a lien appears on your title report, the first step is to determine whether it has been satisfied and whether a recorded release exists. If it remains outstanding, you may need to negotiate a payoff with the lienholder or obtain a release upon payment. Some liens arise from clerical errors and can be removed by recording corrected documentation.Promptly addressing liens is important to avoid closing delays. We can contact lienholders, arrange for payoff or release, and prepare the necessary recorded instruments to clear the encumbrance from the public record so the title can be transferred or financed.
Can missing heirs block a property sale?
Missing heirs can complicate a property sale if their rights were not properly addressed in prior transfers or estate proceedings. When heirs cannot be located, curative options include published notice, service by alternative means, or court proceedings to resolve their interests. These steps help establish clear title despite absent parties but may require additional time and legal procedure.A quiet title action or probate proceedings may be necessary to obtain a definitive court ruling on ownership when heirs are missing or claims conflict. We evaluate the situation and recommend the most efficient path to allow the sale or transfer to proceed.
What is a quiet title action and when is it needed?
A quiet title action is a lawsuit that asks the court to declare who has valid ownership and to remove competing claims or clouds on the title. It is commonly used when other remedies are not feasible, when interested parties cannot be located, or when recorded defects cannot be resolved through corrective documents. The court’s judgment creates a legally enforceable determination of title ownership.This remedy is appropriate when certainty is required and when negotiations or administrative corrections are insufficient. Though costlier and lengthier than administrative fixes, a successful quiet title action results in a clear, court-validated title record for future transactions.
How can I start the title review process with Jay Johnson Law Firm?
To begin a title review with Jay Johnson Law Firm, contact our office by phone at 731-206-9700 or through our website to schedule an initial consultation. We will ask you to provide any available deeds, closing statements, mortgage documents, and the preliminary title report if you have one. This information allows us to begin a focused review of the public record and to identify potential issues.After the initial assessment, we present recommended next steps, estimated timelines, and likely costs for curative work if required. From there, we can proceed with drafting documents, coordinating with lienholders, or initiating other actions needed to resolve title defects and restore marketability.