Fix Title Issues
A lien, a missing heir, or a cloud on the title blocking your deal? We clear defects fast, file quiet-title actions when needed, and get you to a clean closing. Free consultation.
Free consultation. No obligation.
Common title problems we fix
A cloud on your title can stop a closing cold. The ones we clear most often:
- Unreleased mortgages and HELOCs
- Judgment liens
- Boundary and survey conflicts
- Probate gaps and missing heirs
- Scrivener's (clerical) errors in the record
- Fraudulent transfers
Across Coral Gables, Coconut Grove, Brickell, and South Miami, we investigate fast and work with lenders, associations, and prior owners to keep your deal moving.
How we clear defects and disputes
For routine problems, we obtain the satisfactions, releases, affidavits, or corrective deeds and get the record updated. For a genuine ownership conflict, we file a quiet title action in Miami-Dade to clear competing claims and confirm marketable title. Because the curative work runs in parallel with the closing tasks, it doesn't have to blow up your timeline.
When it takes litigation
When negotiation stalls, we build the case: a chain-of-title analysis, a review of the survey and legal description, and targeted court filings. Whether it's a disputed deed or an old lien uncovered right before funding, our courtroom experience turns the problem into a recorded solution.
Working with Realtors, buyers, and sellers
We keep everyone moving in the same direction, lining up contract deadlines, estoppels, and lender conditions. If a coverage question comes up, we explain how title insurance applies and coordinate with our real estate closings team so your documents show clear ownership at signing.
Catch problems before they cost you
Most title issues are far cheaper to fix early. Loop us in at the offer stage on a Coral Gables property and the curative work can start right away, so your closing date holds.
Common questions
What is a cloud on title, and why does it matter?
A cloud is anything that casts doubt on clean ownership: an old mortgage, a judgment lien, a boundary error, a name discrepancy. Until it's cleared, buyers and lenders may refuse to close.
When do I need a quiet title action in Miami?
When ownership is disputed, the records are incomplete, or a lienholder can't be located, a quiet title lawsuit confirms title in your name so you can sell, refinance, or build with confidence.
How long does it take to resolve a title problem?
Simple fixes like a mistaken release, a payoff letter, or a minor recording error can take days or weeks. Litigation or heir research can take months. We map the fastest path and keep you updated at each step.
Can you remove old mortgages, liens, or judgments from my property?
Often, yes, through a payoff and release, a satisfaction affidavit, a court order, or negotiation. We verify the debt, confirm it complies with the statute, and record the right instrument to clear your title.
What documents should I gather to start?
Your deed, any prior owner's title policy, surveys, payoff statements, probate documents if an owner passed away, and any relevant correspondence. With those, we can move efficiently toward a clean closing.
Rooted in Coral Gables.
We were born and built here. We take cases throughout Florida, with our primary focus on South Florida and the Keys. From Miracle Mile to the Biltmore, you get a local team that knows these streets, these courts, and these neighborhoods.
- Coral Gables
- Miami-Dade
- Broward
- Palm Beach
- The Florida Keys
- All of Florida
Talk to a Coral Gables attorney
Tell us what's going on. We'll listen, explain your options in plain language, and be honest about how we can help. Free consultation, no obligation.