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Selling a home is already a complex process. But when title problems get involved — like liens, probate disputes, or unresolved ownership — it can bring things to a grinding halt.
In Washington State, homes with “clouded” titles often face legal delays, financing obstacles, and frustrated buyers. Fortunately, there are ways to sell your house fast even when title issues are present.
This post walks you through the most common title challenges homeowners in Spokane, Seattle, and other parts of Washington face — and how to overcome them to move forward with a successful sale.
What Are Title Issues?
Title issues refer to any legal or financial problems that affect a home’s ownership record. These can stop a sale from closing or prevent the transfer of ownership entirely.
Common title issues include:
- Unpaid property taxes
- Mechanic’s or contractor liens
- Judgments from lawsuits or creditors
- Probate complications
- Unknown heirs or co-owners
- Forgery or recording errors
- Unreleased mortgages
- HOA disputes or fines
Even a minor title cloud can prevent lenders from approving buyer financing — making a traditional sale almost impossible.
How to Know If You Have a Title Issue
You may not even realize there’s a title issue until you’re under contract. Common red flags include:
- Your buyer’s title company halts escrow
- Your home was inherited but not officially transferred
- You’re unsure who actually owns the home
- A lien or judgment shows up during the title search
It’s common for Spokane and Tri-Cities homeowners to only discover these problems once they try to sell — especially after an inheritance, divorce, or long period of rental ownership.
Your Options for Selling With Title Issues in Washington
1. Clear the Title Before Listing
The most traditional route is to work with a title company or real estate attorney to resolve any clouds before listing.
Steps might include:
- Paying off liens
- Filing probate paperwork
- Recording missing deeds
- Getting releases from creditors
This approach can work well if you’re not in a rush, but it may take weeks or months, depending on the issue.
2. Use a Real Estate Attorney
An experienced Washington attorney can help resolve legal issues like:
- Quiet title actions (to establish clear ownership)
- Partition lawsuits (to force a sale among co-owners)
- Title corrections due to recording errors
Legal resolution is a solid option for high-value homes or long-term investments — but for many sellers, it’s too costly or slow.
3. Sell As-Is to a Cash Buyer Who Understands Title Problems
If time is critical — or you can’t afford legal or lien costs — your best option may be to sell directly to a cash home buyer who specializes in properties with title challenges.
At REI Branded Home Buyer, we purchase properties even if:
- They have liens or unpaid taxes
- They’re tied up in probate
- The deed hasn’t been recorded properly
- You’re missing key ownership documents
We’ve helped homeowners all over Washington close quickly despite complicated title situations.
Why Traditional Buyers Usually Can’t Purchase Homes With Title Issues
Most retail buyers use bank loans, which require:
- Title insurance
- Clear ownership chain
- No outstanding legal claims on the property
Any title hiccup — even a small unpaid fee — can cause lenders to deny the mortgage. That’s why these homes often sit on the market or fall out of escrow.
Cash buyers, however, don’t rely on banks and can work around these obstacles with legal expertise and direct negotiation.
Benefits of Selling a Washington Home With Title Issues to a Cash Buyer
✅ No need to clear title before contacting us
✅ We handle all due diligence and legal review
✅ You won’t pay closing costs or agent commissions
✅ We buy in as-is condition — no repairs or cleaning
✅ You choose your closing timeline
We offer easy home buyer solutions across Washington to take problem properties off your hands — quickly, confidentially, and without judgment.
What Happens During the Title Resolution Process?
When REI Branded Home Buyer evaluates a home with potential title issues:
- We conduct a full title search
- Identify liens, judgments, or ownership gaps
- We coordinate with attorneys or title agencies
- Depending on complexity, we may open probate or negotiate lien settlements
- We present you with an offer
- Our offers account for any title costs we may absorb
- We move forward toward a fast closing
- Often within 10–14 days, even with legal steps required
FAQ: Selling a House With Title Issues in Washington
Q: Can I sell a house with a lien on it?
A: Yes. You can either pay the lien before closing or sell to a buyer who’s willing to assume or resolve it — like a cash buyer.
Q: Do title issues delay closing?
A: They can. But with experienced legal help and a cash buyer, delays can be minimized or eliminated altogether.
Q: Can I sell a house I inherited that’s still in probate?
A: Yes, in many cases. You may be able to sell during probate with court permission or through a specialized investor sale.
Q: What’s the fastest way to sell with title issues in Spokane or Seattle?
A: Selling directly to REI Branded Home Buyer is typically the fastest and simplest route. We deal with complex title cases regularly.
Q: What if I can’t afford to fix the issue myself?
A: That’s okay. We can handle it and still offer you a fair cash price — even if you owe money or have unresolved legal steps.
Don’t Let Title Problems Stop You From Moving On
You don’t have to feel stuck. Whether your Washington property has liens, co-owner disputes, or probate issues, REI Branded Home Buyer is ready to help you move forward.
📞 Call 509-769-3439 today or visit our website to request a no-obligation cash offer. We’ll assess the situation, guide you through every step, and help you sell — fast and legally — even when title problems exist.
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.