Clear answers to common questions about curative title diagnostics, our
process, and how we work with professional establishments.
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.
Have Additional Questions?
Contact us directly or submit a transaction for diagnostic review.