An action to quiet title is a court procedure required to obtain an order from the court confirming that a party has a right to their real estate, free and clear from all other challenges or claims to title. Essentially the legal action ‘quiet’s” property title disputes.

Quiet title actions are very common after a Michigan property tax sale or auction. They’re used to negate any procedural issues about the tax sale, ensuring that the county clerk were done in accordance with Michigan statutes. When property is sold at a tax deed sale, the effect is to eliminate any claim that the prior owner or mortgage holder or lien holder may have to the title. When a successful bidder at a tax deed sale obtains the deed to the property, it should be free and clear of any other liens or encumbrances, except for certain excluded liens for municipalities, etc. Unfortunately, the buyer of the tax deed property does not have “marketable title” unless a quiet title action is performed.

Why is a Quiet Title action important?

If the matter involves a former tax sale, the buyer of a tax deed property cannot obtain title insurance bought at a tax deed sale until a complaint to quiet title action is filed and an court order is issued. Without title insurance, it is difficult to sell or finance the tax deed property. In a standard Michigan real estate transaction, the buyer will insist upon title insurance in order to insure the title to the property for the amount of the purchase price. Likewise, if a successful bidder of a tax deed property wants to refinance the property, a lender institution will require title insurance to insure title for the mortgage.

Sometimes the title issues has nothing to do with a former tax sale.  Perhaps there is a defect in the title that requires a final order from the court. The reasons for defects are endless, but the most common are lack of discharge, challenge to boundary lines, challenge to title ownership.

Call David and his legal team to discuss whether a quiet title action is even appropriate for your specific circumstances.

Top 10 Title Problems 

Title insurance is important for new homeowners to have because, while the home may be new to you, the property will have an entire history of its own that may be unknown to you. Conducting a thorough title search can help you discover any title defects that may be tied to your newly purchased property. Depending on the title insurance you have, you could be protected from the title problems that arise only after you have closed on the property. Below are the top ten common title problems that may arise in purchasing a property

1. Errors in Public Records: Clerical or filing errors can easily occur. Everyone is human, and everyone makes mistakes. However, these kinds of errors can affect the deed or survey of your property, causing undue financial strain while you try to resolve these mistakes.

2. Unknown Liens: Unless you are purchasing a brand new home, it is likely that someone owned the property before you. The prior owners of your newly purchased property may not have been thorough bookkeepers or bill payers. Even though the former debt on the property is not your own, banks or other financing companies can place liens on your property for unpaid debts even after you have closed on the same. This is a particularly worrisome and burdensome issue with certain distressed properties.

3. Illegal Deeds: Sometimes, the chain of title on your property may appear perfectly sound. However, it is possible that a prior deed was made by an undocumented immigrant, a minor, a person of unsound mind, or one who is reported single but in actuality married. These instances can affect the enforceability of prior deeds, thus affection prior or present ownership.

4. Missing Heirs: When a person passes, the ownership of their home may fall to their heirs or the individuals named in their will. However, these hairs are sometimes unknown or missing at the time of the person’s passing. In other cases, family members may contest the will for their own property rights. These scenarios, which can occur quite a long time after you have purchased the property, may affect your rights to the property.

5. Forgeries: Sometimes, unfortunately, we do not live in a completely perfect and honest world. Therefore, sometimes, a forged or fabricated document that affects property ownership is filed within the public record. This obscures the rightful ownership of the property. We call it “clouding title.” Once these forgeries come to light, your rights to your home may be in jeopardy.

6. Undiscovered Encumbrances: When it comes to owning a home, three is a crowd. At the time of purchasing the property, you may not know that a third party holds a claim to all or part of your property. This could be due to a former mortgage, lien, or non-financial claims like restrictions or covenants limiting the use of your property.

7. Unknown Easements: While you may own your new home and its surrounding land, it is possible that an unknown easement may prohibit you from using the property and land as you would like. It could also allow government agencies, businesses, or other parties to access all or portions of your property. While usually non-financial issues, easements can still affect your right to enjoy your property.

8. Boundary and Survey Disputes: Prior to purchasing the property, you may have reviewed and seen several surveys of the property you intended to purchase. However, it is possible that other surveys exist showing a differing boundary line from the one you observed on the surveys that you reviewed prior to purchasing the property. Therefore, a neighbor or other party may be able to claim ownership to a portion of your property.

9. Undiscovered Wills: When a property owner dies with no apparent will or heir, the state may sell the property owner’s assets. This includes the home. When you purchase such a home, you assume your rights as owner of the property. However, even some years later, the deceased owner’s will may come to light and your rights to the property may be in serious jeopardy.

10: False Impersonation of Previous Owner: Lastly, common and similar names can make it possible to falsely impersonate a property owner. If you purchase a home that was once sold by a false owner, you are at risk of losing your legal claim to the property.

Conclusion

These top ten issues, and others, are often covered by an owner’s policy of title insurance. Therefore, when you decide to purchase a home, make sure you purchase title insurance to protect your rights to the property.

“This was incredibility informative.  Very easy to understand. I can actually hear you when I am reading it.  A great resource.”  Nelson Z., Haslett, MI