For those of us who buy properties at tax sales, we know these are going to come with a quitclaim deed. Alternatives we hear about to the lengthy and expensive quiet title action are Tax Title Services and US Tax Deeds Solutions. To a degree, each covers a different list of states. Both seem to be fine, upstanding companies. Has anyone who has used one or the other comment on the experience? Is there a difference in the kind of service they offer (I am referring to substance, not quality).
Brenda Flatter of US Tax Deeds Solutions often appears on Youtube. Something I have heard her say, in explaining why they are not in every state is, “In some states the way the process is done through the tax sale is more judicial and a quiet title action is not needed.” Can someone explain that, and give an example of such a state?
Final question. I ran across the website of a law firm, where they explain the steps involved in the quiet title action, in case anyone is so bold as to wish to try it for himself. That leads me to ask this: Is there anyone who has done a quiet title action for himself?
Steve, I immediately googled your very helpful answer. Under TTS, however, all I got was a list of text to speech websites. Can you give me a full name or a link?
When considering alternatives to a quiet title action parties may explore options such as negotiation with adjacent property owners to resolve boundary disputes or obtaining a title insurance policy that covers potential claims. Mediation can also be a viable route to reach a mutually agreeable solution without court intervention. Additionally pursuing a declaratory judgment may clarify property rights without the lengthy process of a quiet title action providing a quicker resolution.
Pennsylvania is a Judicial State, but only for the Judicial Tax Sale, but not for the Upset Tax Sale. As pre for the Upset Tax Sale, the counties do NOT do title searches and transfer the all properties subject to all liens, mortgages, and judgements transfer to the tax sale bidder. We have bought hundreds of Tax Sale properties and have never found any company that would issue title insurance without either a Quiet Title Action or a Quit Claim Deed from the former owner who lost the property at Tax Sale. The one exception to that is we have had Title Insurance issued for a property that we owned for more than 21 years, which is the statute of limitations for Adverse Possession. I’ve been to Tax Sales in multiple states including Tax Deed and Tax Lien Sales.
David, what you are saying is very valuable to me, and I have some questions. First let me say I am buying from the repository list. 1) I have heard the term judicial state, but I am not sure what its implications are, or whether it applies to properties which did not sell at the judicial sale and were later bought off the repository list. 2) You say you have never “found a company that would issue title insurance without either a Quiet Title Action or a Quit Claim Deed from the former owner who lost the property at Tax Sale.” Now, when I buy off the repository list the county automatically gives me a quit claim deed. Are you saying that with this quit claim deed alone I might be able to get title insurance? 3) I am not sure I will ever have a practical application for this, but it is nevertheless very interesting to learn that after 21 years the statute of limitation for adverse possession expires and you can get title insurance.