Frequently Asked Questions

A curative title diagnostic is a professional analysis of a title defect that is preventing a real estate transaction from closing. Our diagnostic examines the nature of the defect—whether it involves unreleased liens, probate issues, tax foreclosure complications, broken chains of title, or other impediments—and provides a written report identifying what occurred, whether the defect is curable, and what path forward is available. The diagnostic is the foundation for informed decision-making, not the cure itself.

No. Title Desk Rescue™ is not a law firm, and we do not practice law. We are not a title company, and we do not issue title insurance or conduct closings. We provide curative title intelligence—diagnostic analysis and resolution coordination—that helps clients and their professional advisors understand complex title defects and navigate toward resolution. When legal services or title insurance are required, clients engage those professionals directly.

Curative title work requires serious analysis. Free assessments encourage superficial review and waste professional time—both ours and yours. By requiring payment before diagnostic work begins, we ensure that every file receives thorough analysis and that clients receive written reports with substantive findings. The fee also filters for serious inquiries and protects against the culture of "free advice" that plagues our industry. You receive professional work product; we receive fair compensation for professional services.

We typically need the property address, available title documentation (commitment, preliminary report, or abstract), a summary of the known issue, and the transaction context (purchase, refinance, estate settlement, etc.). In some cases, we may request additional documentation depending on the nature of the defect. Our intake process guides you through providing the necessary information, and we will communicate if additional materials are required to complete the diagnostic.

Standard diagnostic turnaround is 48-72 hours from receipt of payment and complete documentation. Complex files involving multiple defects, extensive chain-of-title research, or unusual jurisdictional issues may require additional time, which we communicate in advance. Expedited service may be available for time-sensitive situations—inquire at intake.

Court action—such as probate proceedings, quiet title actions, or partition suits—is required when title defects cannot be resolved through administrative means. This includes situations involving competing ownership claims, missing heirs who cannot be located or refuse to cooperate, defective foreclosure proceedings, or disputes over property boundaries. Our diagnostic identifies whether court action is likely required and what type of proceeding would be appropriate. We do not litigate these matters ourselves, but we coordinate with attorneys who do.

The client retains the attorney directly. We may provide introductions to qualified attorneys experienced in the relevant practice area (probate, quiet title, real estate litigation), but the attorney-client relationship is formed between you and the attorney you engage. You negotiate fees and terms directly with the attorney, and you are responsible for that engagement. Our role is to provide a pre-scoped file that enables the attorney to understand the matter efficiently.

We provide diagnostic services for properties across the United States. However, real estate law varies significantly by state and jurisdiction, and our analysis reflects the applicable law in each location. For resolution coordination, particularly when legal services are required, we work with attorneys licensed in the relevant jurisdiction. Some defects may be more or less common in certain states, and local procedures may affect timelines and outcomes.

If our diagnostic concludes that a title defect is not curable within reasonable parameters—or that the cost and time required to cure would exceed the transaction's economic value—we communicate that finding clearly in our written report. This "no-go" determination is valuable information: it prevents further capital waste, allows you to make informed exit decisions, and protects against open-ended pursuit of transactions that will not close. Diagnostic fees are not refundable based on unfavorable findings.

In certain situations, following completion of a diagnostic, there may be circumstances where purchasing heirs' interests is an appropriate resolution strategy. This depends entirely on the specific facts of the file, the nature of the title defect, the cooperation of parties, and whether such acquisition advances a viable path to clear title. We do not engage in speculative heir purchases or approach property owners unsolicited. Any such activity would occur only after diagnostic completion and only where it represents a legitimate resolution path.

The diagnostic identifies the defect, assesses curability, and recommends a path forward. Resolution coordination is the ongoing management of that path—coordinating with attorneys, title companies, heirs, lienholders, and other parties to execute the recommended strategy. Diagnostics are a one-time deliverable; resolution coordination is an active engagement over weeks or months, depending on the complexity of the cure. Many clients proceed with diagnostics only; others engage resolution coordination for hands-on management.

No. Title Desk Rescue™ does not guarantee any particular outcome. Curative title work involves complex legal, factual, and procedural variables that are beyond our control. Court decisions, heir cooperation, document availability, and third-party actions all affect outcomes. We provide professional analysis and coordination, not guaranteed results. Our value is clarity and discipline—not promises.