Probate was never opened
The owner passed away and the property was never formally transferred, so it's still in their name.
How we help: we work with a Florida probate attorney to open and finish the case, and we pay the costs.
Title problems we solve
Every stuck property has a reason
These are the problems we see most often, what they mean, and how we help. Many properties have more than one. That's normal, and we handle them together.
Jump to: Family and inheritance · Money owed on the property · Paperwork and records
Family and inheritance
No will, or a will that was never filed
Without a will, Florida law decides who inherits. A will that was never filed with the court doesn't transfer anything on its own.
How we help: we research the family tree in the public records, confirm who the heirs are, and handle the court filing.
Several heirs, and not everyone agrees
Brothers, sisters and cousins may each own a share. Some want to sell, some don't, and some can't be found.
How we help: we can buy one share at a time, and the attorneys we work with know how to handle missing heirs through the court.
A co-owner passed away
A spouse, parent or partner on the deed died, and their name was never removed from the title.
How we help: we gather the death certificate and records needed and record the right documents with the county.
Money owed on the property
Back taxes or a tax deed sale date
When property taxes go unpaid for a couple of years, the county can sell the property at a tax deed auction.
How we help: we move quickly, and when there's enough time before the auction, we pay the taxes owed as part of buying the property.
City or county code fines
Fines for things like overgrown yards or needed repairs add up daily and can become liens on the property.
How we help: we fix the violations, ask the city to reduce the fines, and pay what's owed at closing.
IRS, court judgment or HOA liens
Unpaid debts, court judgments, IRS liens or homeowners' association dues can attach to the property and block a sale.
How we help: we find every lien, work with attorneys to negotiate or settle them, and pay them off at closing.
An old mortgage that was never released
The loan was paid off years ago, but the bank never recorded the release, or the bank no longer exists.
How we help: we track down the lender or whoever took over its loans, and get the release recorded.
Property tied up in a bankruptcy
When an owner files bankruptcy, the property usually can't be sold without approval from the trustee or the court.
How we help: we work with the bankruptcy trustee and attorneys on an offer the court can approve.
Paperwork and records
A broken chain of title
There's a gap in the property's ownership history: a missing deed, a transfer that was never recorded, or names that don't match.
How we help: we trace the history back through the county records and work with a title company or attorney to fill the gap.
A deed with mistakes
A misspelled name, a wrong legal description, or a deed that was signed but never filed with the county.
How we help: we track down the paperwork and get a corrective deed or court order recorded.
A company that no longer exists owns it
The property is in the name of an LLC or corporation that was closed or dissolved by the state.
How we help: we work with the former owners to reinstate the company or have the right people sign, so the property can be sold.
An ex-spouse is still on the deed
A divorce gave the property to one spouse, but the deed was never updated.
How we help: we use the divorce judgment, or work with both parties, to get the title in the right name.
Bought at a tax deed sale
Title companies often won't insure a property bought at a tax deed auction until a court action called a quiet title is done.
How we help: we can buy the property as it is and handle the quiet title ourselves.
Open or expired building permits
Work was started with a permit that was never closed, which can hold up a sale.
How we help: we close the permits with the building department, using our own licensed contractor.
Don't see your situation, or not sure which one it is? You don't need to know. Call or text (786) 423-2399 and we'll figure it out together, at no cost.
Tell us about your situation
We'll look into it and get back to you. There's no cost and no obligation, and you decide what happens next.
- Call or text(786) 423-2399
- Emailyuri.gomez@golandsgroup.com
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