July 3, 2026
The Missing Probate Court Approval That Voids Guardian Deeds in Ohio
Ohio guardian deeds require specific probate court approval under R.C. 2111.18. Without it, the conveyance is void — and the defect survives foreclosure.
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Title research guides for
real estate investors
Jurisdiction-specific guides on foreclosure title risks, lien priority, and what survives the auction sale — written for investors who bid at courthouse steps, trustee sales, and online auctions.
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June 24, 2026
When Heirs Unwind Foreclosure Sales: Duress and Undue Influence Claims in Texas Probate Courts
Texas heirs can void property transfers years after closing by proving duress or undue influence — a title risk that survives foreclosure and standard searches.
Read more →June 16, 2026
When a California Beneficiary Can Unwind a Trustee's Self-Dealing Conveyance — And Why Your Foreclosure Title Isn't Safe
California trust beneficiaries can void trustee property sales years after closing. Here's how this kills foreclosure titles.
Read more →June 16, 2026
When a Trust Amendment Rewrites Ownership: The California Title Trap That Survives Foreclosure Auctions
A post-deed trust amendment in California can create competing ownership claims that standard title searches miss—leaving auction buyers exposed to litigation.
Read more →June 16, 2026
Heir Property in Georgia: The Intestate Succession Cloud That Kills Foreclosure Deals
Georgia heir property creates fractional ownership nightmares. One heir's tax sale can't convey clear title when 14 cousins hold undivided interests.
Read more →May 4, 2026
The Federal Estate Tax Lien That Attaches Without Anyone Filing Anything
IRC §6324 creates an automatic lien on inherited property the moment of death — no recording required. Here's why your title search won't find it.
Read more →April 27, 2026
The Medicaid Estate Recovery Lien That Appears After the Owner Dies
When a Medicaid recipient dies, the state can file a claim against their estate — including any real property — to recover the cost of long-term care. That claim can survive a probate transfer and attach to the foreclosure sale.
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