Title problems we buy and fix
Title issues that prevent traditional sales are our specialty. Probate, liens, heir disputes, clouds on title — we solve them so you can sell.
Discuss Your Title IssuesMost "we buy houses" companies want a clean deed and a quick flip. We want the ones they turn down. MGO Home Buyers is a curative title buyer: we purchase houses in Brevard County and Palm Beach County that cannot be sold the normal way because of who is on the deed, what is recorded against it, or how it was inherited, and we do the probate, the heir search, the lien negotiation and the court work after you are paid.
Pick the question that sounds like yours.
- Can I sell a house if the owner is deceased?Yes, but not until Florida probate confirms who inherited it, or a buyer like MGO purchases the heirs' interests and finishes the probate itself. If the deed is still in the deceased person's name, nobody can sign a normal sale yet, no matter how clear the family is on who should get the house.
- Can you sell a house in Florida without clear title?Not through a normal listing: no title insurer will cover the buyer, so no lender will fund it and most buyers walk. But almost every title cloud in Florida can be cured, and a buyer who specializes in curing them can purchase the house as it is today and do the fixing after closing.
- What happens if I'm behind on property taxes in Florida?You do not lose the house right away, but a clock starts the first June you miss. Brevard County sells a tax certificate on your unpaid bill, and once that certificate is 2 years old the holder can apply for a tax deed and force the house to auction (Fla. Stat. 197.502). You can stop it by paying the full amount with interest any time before the sale, or by selling the house before then, even with the taxes unpaid.
- My foreclosure auction is scheduled. Can I still sell the house?Yes. In Florida you own the house, and can sell it, right up until the Clerk of Court's online auction is held and the certificate of sale is issued. A sale that closes before that date pays the lender in full, cancels the auction, and leaves any equity with you instead of with the bank or the investor who buys it on the courthouse steps for less than it is worth.
- What if the heirs can't agree on selling the house?The house can still be sold. In Florida, any co-owner can force a sale through a partition action under Chapter 64 of the Florida Statutes, and no single heir can hold the others hostage indefinitely. But partition is a lawsuit between family members, it takes 6 to 18 months, and the court costs come off the top. The faster path, and the one that keeps the family on speaking terms, is a buyer who purchases each heir's share separately, so the ones who want out can leave and the one who wants to stay can stay.
- Can I sell an inherited house if one heir can't be found?Yes. Florida law has a path for every version of this: an heir who has moved and lost touch, one who may have died, one nobody in the family has ever met, and one whose existence is only suspected. The probate court can proceed with notice by publication, a missing heir's share can be held by the court or the Clerk, and a partition can be ordered against an absent co-owner. It is slower than a normal sale, but it is not a dead end, and a buyer who does heir research as part of the job can purchase the known heirs' interests today and solve the missing one afterward.
- Can I sell a house with code violations in Florida?Yes. An open code case or a recorded code enforcement lien does not legally prevent you from selling; the violation and the lien simply transfer with the property. What it does is eliminate most buyers: lenders will not finance a house with an active lien, and retail buyers do not want to inherit a daily fine. A cash buyer who deals with code enforcement regularly can purchase the house as is, correct the violation, and negotiate the fine down with the city after closing.
- Can I sell landlocked property in Florida?Yes. A parcel with no road frontage is still sellable, and Florida law (Fla. Stat. 704.01) gives most landlocked owners a right to an access easement across a neighbor's land, either by implication from how the parcel was created or by a statutory "way of necessity." The catch is that almost no retail buyer or lender will touch land until that access is recorded, which is why landlocked lots sit for years. A cash buyer who knows how to secure the easement can buy it now.
If your situation is not on the list, call or text (561) 295-9202 anyway. Quit claim chains, unreleased mortgages, divorce decrees never followed by a deed, judgment liens, boundary disputes: we have closed on all of them.
Why Most Buyers Can't Close on Title Problems
Traditional buyers rely on mortgage lenders who require clean title. When title issues exist, lenders won't fund the loan — and the sale falls through.
Real estate agents typically advise sellers to "clean up the title first" — but that can take months, cost thousands in legal fees, and sometimes isn't even possible.
We're Different
Because we buy with cash and have in-house title expertise, we can purchase properties that would never close through traditional channels. We take on the risk and do the work.
Common Title Problems We Solve
- Probate properties
- Multiple heir situations
- Heir disputes
- Missing heirs
- Old liens and judgments
- Tax liens
- Unreleased mortgages
- Clouds on title
- Recording errors
- Trust complications
- Estate issues
- Boundary disputes
How We Solve Specific Title Issues
Every title problem has a solution. Here's how we handle the most common issues.
Probate Properties
The Problem
When a property owner passes away, the property must go through probate before it can be sold. This can take months or even years, especially if there are disputes or missing documents.
Our Solution
We work directly with probate attorneys and courts to facilitate sales during or after probate. We can purchase probate properties quickly, even before the process is complete in many cases.
Multiple Heirs & Heir Disputes
The Problem
When multiple heirs inherit a property, all must agree to sell. Disagreements, missing heirs, or heirs who can't be located can make selling impossible through traditional channels.
Our Solution
We've successfully purchased properties with 10+ heirs, including cases with missing or uncooperative family members. Our legal team can structure deals that work for complex heir situations.
Liens & Judgments
The Problem
Old tax liens, contractor liens, HOA liens, or court judgments attached to a property can prevent traditional sales. Buyers typically won't close until all liens are resolved.
Our Solution
We purchase properties with existing liens and handle the negotiation and resolution at closing. In many cases, we can negotiate lien reductions that benefit you.
Unreleased Mortgages
The Problem
Sometimes old mortgages that were paid off never got properly released in public records. This creates a cloud on title that must be cleared before most buyers will close.
Our Solution
We have established processes for clearing unreleased mortgages, including working with title companies and lenders to obtain proper releases.
Clouds on Title
The Problem
Recording errors, boundary disputes, missing signatures on old deeds, or other defects can create 'clouds' that complicate ownership and prevent traditional sales.
Our Solution
Our title experts research and resolve clouds on title. We've successfully purchased properties that other buyers walked away from.
Trust & Estate Issues
The Problem
Properties held in trusts, especially irrevocable trusts or trusts with complex provisions, can be difficult to sell. Estate complications add another layer of complexity.
Our Solution
We work with trust attorneys and estate administrators to structure purchases that comply with trust provisions and estate requirements.
Brevard County Situations We Help With
We buy houses across Brevard County for homeowners facing these specific situations.
No Need to Clean Title Before Calling Us
Don't spend months and thousands of dollars trying to resolve title issues on your own. We buy properties with existing title problems and handle the resolution ourselves. Contact us first — we'll tell you if we can help.
Let's Discuss Your Situation
Tell us about your title issues — we'll explain how we can help.
Ready to Sell Your Property?
Get a fair, no-obligation cash offer today. We buy houses in any condition — title issues included.
Serving Brevard, Palm Beach, Martin, St. Lucie & Indian River Counties, Florida