“How Title Issues Affect Your Home Sale”
Selling a home in Washington can be complicated enough—but when title issues enter the picture, the process becomes even more challenging. From unpaid liens and boundary disputes to probate problems and missing heirs, title issues can bring a real estate transaction to a grinding halt.
If you’re trying to sell a house in Spokane, Walla Walla, Yakima, or anywhere across Washington State, and you’ve discovered title problems, don’t panic. There are solutions. In this post, we’ll break down the most common title issues that affect property sales, how they impact your ability to close a deal, and the most effective strategies to still sell your home—legally and confidently.
What Are Title Issues?
“Title” refers to the legal ownership rights of a property. When you sell a house, the buyer needs clear proof that you have the legal right to transfer ownership. Any issues with that chain of ownership or unresolved claims are considered title issues.
In real estate, a clear title is essential for a successful transaction. But if there are defects, clouds, or encumbrances on the title, the sale can be delayed, blocked, or canceled entirely—unless the issue is resolved.
Common Title Problems in Washington
Washington State homeowners face a variety of title-related issues that can affect a home sale. The most common include:
🏚️ 1. Liens on the Property
Unpaid debts can attach to your property, such as:
- Tax liens from the IRS or Washington Department of Revenue
- Contractor or mechanic’s liens for unpaid renovation work
- Hospital or medical liens for unpaid bills
- HOA liens for unpaid association dues
- Child support liens
These liens must be paid off or resolved before the property can transfer to a new owner.
🧾 2. Errors in the Public Record
Mistakes in legal documents—such as misspelled names, incorrect legal descriptions, or improper filings—can cause confusion or delays during the closing process.
🧑⚖️ 3. Probate or Inheritance Issues
If you inherited the property but never went through proper probate in Washington, or if other heirs exist who haven’t consented to the sale, you may not be able to transfer full ownership.
👥 4. Unknown or Missing Heirs
Sometimes, especially in older estates, heirs may be missing or unknown. If those individuals still have a legal claim to the home, title can’t be cleared until their involvement is addressed.
🚪 5. Boundary Disputes or Easements
Encroachments or undocumented access rights can create legal entanglements that prevent a clean sale.
🔒 6. Previous Foreclosure Errors or Quiet Title Disputes
If the property was foreclosed improperly in the past or never had a proper quiet title judgment, the current title could be contested.
How Title Issues Affect Your Home Sale
Title issues aren’t just paperwork—they can make or break a deal. Here’s how they typically impact a sale in Washington:
- Buyers can’t get title insurance. No insurance = no financing.
- Escrow companies won’t proceed. They can’t close the deal if ownership is unclear.
- The house can’t be listed on the MLS. Many realtors won’t take a listing with unresolved legal issues.
- Delays or cancellations happen. Even a small title problem can delay a sale by weeks or months.
In competitive markets like Spokane or Tacoma, these delays often result in lost deals or lower offers.
How to Fix Title Issues Before Selling
While title problems may sound overwhelming, there are legal and practical solutions. Here’s how to move forward:
✅ Order a Preliminary Title Report
Start by having a title company run a report. This will reveal any recorded issues such as liens, judgments, or ownership claims.
✅ Work With a Title Attorney or Escrow Officer
In Washington, title and escrow companies are your frontline experts for clearing up basic title issues. For complex problems (like probate or heirship disputes), you’ll want a real estate attorney.
✅ Pay Off or Negotiate Liens
Many liens can be settled for less than the full amount, especially if the debt is old. Escrow companies will often facilitate this during the sale.
✅ File a Quiet Title Action
This legal process removes clouds on title or disputes over ownership. It’s commonly used in inheritance cases, adverse possession claims, or tax deed situations.
✅ Complete Probate or Heirship Affidavits
If you’re selling an inherited home, make sure probate has been completed or a court has issued Letters Testamentary. For smaller estates, Washington may allow a simplified process called an Affidavit of Heirship.
Selling a Home With Title Issues: Your Options
Depending on the severity of the title problems, you have two main options:
1. Fix the Title, Then Sell Traditionally
If you have the time and money, you can:
- Hire professionals
- Pay off debts
- Clear the title
- List the home with an agent
This route usually gets you the highest price, but it can take weeks or months, depending on the complexity.
2. Sell Directly to a Cash Home Buyer
If the title issues are too costly or you need to sell quickly, selling to a cash home buyer can be your best solution.
At REI Branded Home Buyer, we specialize in working with title-complicated properties. We’ll:
- Order the title report at no cost to you
- Review liens or encumbrances
- Work with local title companies to resolve legal problems
- Pay in cash and close on your timeline
We’ve helped Washington homeowners sell homes with unpaid taxes, probate problems, and long-standing title defects—without stress.
Why Cash Buyers Are Ideal for Title-Problem Homes
Here’s why cash buyers like REI Branded Home Buyer are often the fastest and most flexible solution when you’re facing title issues:
- No need for bank financing — We buy with cash, no lender approval needed
- Familiarity with complex legal sales — We’ve worked with probate, liens, judgments, and foreclosure cases
- Fast closings — Even when title problems exist, we can often close within 7–14 days after resolution
- We take homes as-is — No repairs or inspections required
And best of all, we provide easy home buying solutions for sellers who just want to move on.
We Help Sellers Across Washington Solve Title Issues
Whether you’re in Spokane dealing with a mechanic’s lien, in Kennewick facing probate delays, or in Yakima with a house you inherited out of state—we can help.
We’ll walk with you through the entire process:
- Assess your title report
- Explain your options
- Make a fair cash offer
- Handle all legal paperwork
- Coordinate directly with title and escrow to clear the issues
Final Thoughts: Don’t Let Title Issues Keep You Stuck
Title problems don’t have to derail your home sale. With the right support and a clear plan, you can resolve most issues and still walk away with cash in hand.
Whether you choose to fix the problem and list with a realtor—or sell directly to a cash buyer—what matters most is making a decision that protects your financial future.
If you’re unsure what’s on your title or how to move forward, REI Branded Home Buyer is here to help. We’ve built our business around helping Washington homeowners navigate complicated real estate situations—quickly, legally, and respectfully.
📞 Call 509-769-3439
📧 Email info@reibrandedhomebuyer.com
🌐 Visit reibrandedhomebuyer.com
Let’s figure it out together—and get you the resolution you need.
Sell Your Washington House Fast Today
About REI Branded Home Buyer
Real People. Real Stories. Real Solutions. We’re George and TJ — two regular guys who teamed up to create REI Branded Home Buyer, a local company with one simple mission: to help people sell their homes without stress, games, or pressure. We actually met at a local real estate meetup. A mutual friend randomly shouted, “Hey George, do you want to be this guy’s mentor?” George laughed and said, “Just give him my cell!” A coffee meeting later, and the rest is history. We've been working together ever since. Our passion for helping homeowners comes from personal experience. George was once homeless, so he deeply understands what it’s like to face housing uncertainty. TJ’s family went through a crisis and had to sell their home fast — with the help of a cash homebuyer. Those experiences shaped who we are and inspired us to create a company that treats people the way we wish we’d been treated. Let’s be real: the real estate world is full of shady companies, pushy salespeople, and sleazy homebuyers who care more about profit than people. We started REI Branded Home Buyer because we believe it should be the other way around — people first, profit second. We’re proud to call Spokane home. Our wives, Jenny and Michelle, love the slower pace of life here and all the outdoor beauty Washington has to offer. George and Jenny have two amazing daughters and two dogs — they love to travel and recently visited Japan to see their daughter abroad. TJ and Michelle are outdoor lovers through and through — backpacking, hiking, hunting, fishing, even rock climbing. Michelle’s become quite the mountaineer! If you’re thinking about selling a house — no matter the reason — we’d love to hear your story and see how we can help.