Got Title Problems at Closing? Here’s What You Need to Know

What To Do When Having Title Problems at Closing

When you’re eager to sell your property, the last thing you want is to run into title problems during the closing process. For the uninitiated homeowner, encountering such issues can be daunting, especially when navigating real estate transactions. Before diving into the details of common title issues, it’s crucial to understand the essence of a title.

A property title is a legal document confirming the owner’s ownership rights. This title is essential during the real estate transaction process. Before a property can change hands, a title company will often conduct a title search in public records to ensure that the title is clear of any encumbrances or title defects.

However, even with due diligence, title problems can still arise. So, what are the common title problems a homeowner might face, and how can they be addressed?

Common Title Issues You Need To Watch Out For

Navigating the world of real estate can be complex, especially when dealing with property titles. The title company plays a pivotal role, in ensuring the title is free from encumbrances, liens, or title defects. 

A clear title is vital for the smooth progression of a real estate transaction, ensuring that the homeowner can sell their property without any legal impediments. However, numerous potential title problems might hinder this process.

Chain of Title Document Errors

One of the most common title problems in real estate is errors in the chain of title documents. The chain of title refers to the sequence of historical transfers of the property title, from the original owner to the current one. Any break or error in this chain can lead to potential title issues.

It’s essential to understand that even minor errors, such as misspellings or missing documents, can pose problems down the line. Sometimes, issues arise from a previous sale where a spouse did not co-sign, thus potentially giving them a later claim on the property. 

These small hitches can result in significant disputes, leading to costly and lengthy legal battles. It’s vital to work closely with professionals, such as title companies and real estate agents, to ensure that all aspects of the title chain are clear and free from potential pitfalls.

For instance, illegal deeds from a previous owner, whether due to forgery or inaccurate legal description, can jeopardize the validity of the property title. 

Additionally, missing heirs can also create complications. Often, after the death of a property owner, their assets are passed on to heirs. If any heir is undiscovered at the time and later stakes a claim to the property, it can disrupt the title’s clarity.

Mistakes in public records, often due to clerical errors, can also raise title issues. Therefore, the title company must thoroughly search and ensure all details align. If you need clarification on this process, consulting with a real estate attorney can provide clarity. Ensure you have the required documents to sell your home to streamline the process.

Vesting Deed Errors

Another common title problem is errors related to the vesting deed. The vesting deed is a document that indicates the property owner’s legal right to possess and use the property. Errors here can arise from many reasons, such as improper probate proceedings after an owner’s death or discrepancies in the legal description of the property. 

Moreover, problems can also arise when the vesting deed mentions certain easements, rights of way, or other encumbrances that weren’t previously disclosed or discovered during the initial search. 

This can be especially concerning if the property buyer had specific plans that were obstructed by these encumbrances. Therefore, a meticulous review of the vesting deed is crucial, and potential buyers should be informed of any such constraints upfront.

For instance, if family members dispute the property’s ownership rights after the previous owner’s demise without a will, it can lead to vesting deed issues. Such disputes might not be evident during the initial title search but can emerge during closing, leading to potential disruptions.

Knowing the local market is crucial if you’re selling in specific areas. For instance, if you’re thinking “I want to sell my house fast in Milwaukee”, you want to make sure you check out with a company that will be able to assist in making the process smoother. 

Missing Mortgage Assignments

A lender might sell the mortgage loan to another entity during a real estate transaction. This transfer should be documented with a mortgage assignment. If there are any gaps or missing mortgage assignments in this chain, it can pose a significant problem during the closing process. 

Imagine a scenario where the previous property owner had refinanced their mortgage loan, but the original lender needed to record a reconveyance, leaving the title unclear. In such cases, even if the homeowner is keen on using services to expedite the sale, they might find themselves in a bind. 

Sometimes, homeowners need to be made aware of these missing mortgage assignments, especially if they had inherited the property or bought it from a family member without the standard full title search. With the proper documentation and if there’s a discrepancy in records, proving ownership and rights to sell can become easier. 

This is where the importance of having a thorough title search and working with a trusted title company comes into play. They help in identifying and rectifying such lapses before they can become a substantial obstacle in the selling process.

Moreover, tax liens, mechanic’s liens, or other types of liens against the property can also halt the closing process. It’s essential to address these encumbrances before proceeding. Before putting up your property for sale, going through a house sale checklist can be invaluable. 

Recorded Liens

Liens, a legal claim on someone’s property as a security for a debt, can be a significant hurdle when selling a home. While some liens, like a mortgage, are expected, unforeseen liens can delay or cancel a sale. Addressing these liens is crucial for a successful real estate transaction.

Liens, especially unexpected ones, can arise from various scenarios. Sometimes, these result from the homeowner’s oversight, while other times they result from external circumstances. For example, if a homeowner undertakes a renovation project and fails to pay the contractor, the latter might place a mechanic’s lien on the property.

Boundary Discrepancies

Among the myriad title issues, boundary discrepancies are notably challenging. The legal description in public records often might not match the property’s physical boundaries. Issues such as encroachment or discrepancies in property lines can arise from misread surveys or errors in recording. 

It’s common for homeowners to discover that a part of their home, like a fence or garage, is built on a neighbor’s land or vice versa. Addressing these discrepancies often requires renegotiating property lines or purchasing disputed land. 

Liens can emerge from various sources. For instance, a homeowner might unknowingly have a lien placed against their property due to unpaid debts. These can range from unpaid child support to outstanding contractor bills or even unpaid homeowner association dues. These unpaid debts can become a lien on the property, making it only possible to sell after first clearing these debts. It’s also essential to understand that not all liens are valid. 

Common Title Issues You Need To Watch Out For

What To Do If You Come Across a Title Error

Discovering a title error, especially during a real estate transaction’s advanced stages, can be disheartening. However, these issues can be surmounted with the right knowledge and resources.

Firstly, acquiring title insurance can be a lifesaver. A title insurance policy protects the homeowner and the mortgage lender from potential title disputes. It covers the insured party for any loss caused by defects in the title. Often, the title company, after identifying potential risks, might recommend specific exclusions to the policy. Understanding these exclusions is key.

Additionally, seeking a real estate attorney’s expertise can clarify complex title problems. Whether it’s renegotiating easements, addressing illegal deeds from previous owners, or resolving disputes over missing heirs or probate, an attorney can guide homeowners through the legal maze.

Settling them promptly is crucial, especially tax liens or mechanic’s liens. For undisclosed liens, title insurance might offer coverage, providing a safety net for the homeowner.

Sometimes, a quit claim deed can resolve title issues, especially between family members. It transfers any ownership interest one has in the property without making any guarantees about the validity of that interest.

While title issues seem overwhelming, being proactive, informed, and seeking expert guidance can help homeowners confidently navigate these waters.


Navigating the intricate world of property titles can seem like a daunting task, filled with potential pitfalls and unexpected challenges. From discrepancies in the chain of title to unforeseen liens and boundary disputes, many hurdles can disrupt a smooth real estate transaction. 

With the right tools, knowledge, and expert guidance, these obstacles become surmountable. By understanding the importance of a clear title, homeowners can mitigate risks and ensure a seamless property sale. 

At Cream City Home Buyers, we’re here to help. If you’re in need of selling your home fast, we buy houses in New Berlin, we buy houses in Waukesha, and many more locations. Make sure not to delay title problems and prepare for your home sale.

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