Six Title Problems That Delay Closings

Closings rarely fall apart. They get pushed — and it is nearly always one of these.

1. An unreleased mortgage

The loan was paid off years ago, but the satisfaction was never recorded. The lien still sits on the property. Clearing it means finding the lender, who may have merged twice since, and getting a release recorded. Days to weeks.

2. A judgment against a previous owner

Judgments attach to real property owned by the debtor. If one attached while a prior owner held the property and was never satisfied, it travels with the title. Requires a payoff or a release. Days to weeks.

3. A deceased owner still on title

A married couple bought the house; one has since died. Depending on how they held title, the survivor may pass clear title alone — or an estate may need to be opened. If probate is required, weeks to months. This is the single biggest schedule risk, and the reason we ask about deaths on the intake sheet.

4. A divorce without a recorded deed

The divorce decree awarded the house to one spouse, but no deed was ever recorded transferring the other's interest. Legally, both still own it. Both must sign, or a corrective deed must be recorded. Days, if both cooperate.

5. Contractor or mechanics liens

A subcontractor was never paid on work the owner believed was settled. Both Pennsylvania and Alabama allow liens to be filed after the work is finished, so one can appear on a property the seller thought was clean. Variable.

6. A defective legal description

The description in a prior deed does not match the parcel, or contains an error carried forward through several transfers. Requires a corrective deed, and sometimes a survey. Days to weeks.

The pattern

Every one of these is discoverable at the search stage and solvable with time. What makes them fatal is finding them late. That is the whole argument for opening the file the day the contract is signed rather than a fortnight before closing.

Note: general information for Pennsylvania and Alabama property owners, not legal or tax advice. Rates, taxes, eligibility and deadlines are set by statute and by each state’s filed rate schedules and can change. Confirm the specifics with us and with a qualified professional before relying on them for a transaction.