7 Causes for Why There’s a Cloud on Your Home’s Title and What It Means

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7 Causes for Why There’s Cloud on Your Home’s | Call 954-979-6566

You’re ready to sell your home or buy a new one. A contract is signed and everything looks good–until the real estate closing attorney informs you there will be a delay because there is a “cloud” on the title. What does that even mean?

Title is the legal means by which real estate is conveyed from one person to another. A cloud on the title is the way lawyers indicate that the chain of title has been broken in some way, so the seller cannot lawfully pass the property to the buyer at the present time.

Clouds on South Florida real estate can occur for a number of reasons. Some are minor and easily fixed. Others are more serious and harder to remedy. Using an experienced  real estate closing attorney offers the best chance that the cloud can be removed and the transaction successfully completed.

Here are seven common causes of a cloud on title, along with information about how the Law Office of Gary M. Landau can help to clear them.

1.  Improper Recording of Past Sales

One of the most common mistakes occurs when a prior property sale on the property contains an error on the deed that was recorded with the court. Any incorrect wording on this document that transfers property from one owner to another can create a cloud, such as a typo in a person’s name or a mistake in the property’s legal description. When one of my clients once tried to sell her condo, for example, she discovered that she was listed as actually owning the unit next door to the one she had lived in for many years!

Sometimes this type of cloud can quickly be fixed by a judge after a lawyer files documents with the court. Other times, though, correcting the record involves locating previous owners and having them sign a new deed. If prior owners are deceased, a probate of their estate may first need to occur.

2.  Liens Placed on the Property

If you hired a contractor or another vendor to do work at your home, that company has the right to place a lien on the property if they are not paid in full. When someone has unpaid taxes, the IRS can do the same. Sometimes these back debts may have been paid, but the lien erroneously is not removed. In most cases, releasing a lien from the title involves having a real estate attorney work with the property owner and the lien-holder to reach a payment agreement.

A similar problem occurs when permits from when the contractor began working on the property are shown as still being open, occasionally long after the job was done. If the vendor is still in business and the work was completed, the permit can simply be closed after a city or county inspection. However, if the inspection fails, the seller may be required to hire a different contractor to finish the job.

3.  Deceased Person Still Listed on the Deed

When two people own a home together as “tenants in common” and one passes away, even if the surviving person is the heir designated to inherit the property, they may do so legally only after the courts agrees. This is generally done through a probate of the estate (something the Law Office of Gary M. Landau regularly does). If this has not taken place and the surviving seller contracts to sell the home, the deal cannot be completed until the person’s estate is probated, a process that can take months or longer. This is why it is important to always do the probate and remove the deceased person from the deed well before you decide to sell. This issue does not apply when the deed lists both owners as “joint tenants with rights of survivorship.”

4. Missing Heirs

When a person named on a deed passes away, their property passes to their heirs named in their will. However, those heirs are sometimes absent or difficult to locate after the death. Family members may also contest a will if they suspect the deceased person was unduly influenced to leave the home to someone else. These scenarios can impact the title of a home and make it difficult to clear the title.

5. Foreclosure

Foreclosure of a property can cast a cloud on the title. When a property is foreclosed upon, the lender or foreclosing entity becomes the owner. A buyer cannot purchase a house from a seller if the property is foreclosed on, even if the foreclosure happens after the contract is signed. Errors during the foreclosure process sometimes also impede title. Resolving the issue may require submitting documentation, or it might involve reopening the foreclosure proceedings to obtain an amended judgment.

In some cases a property is foreclosed upon but the owner subsequently makes appropriate payments and works out a deal to reclaim the house. At that time, the bank or other entity would need to deed the house back to the owner before a sale can be completed. Without that deed the title isn’t clean.

6.  Fraudulent Activity

On rare occasions, forged or fabricated documents affecting property ownership may be filed in public records, obscuring the property’s rightful owner. During the title search, these forgeries may come to light and need to be addressed with the help of a real estate attorney to resolve the issue  (hopefully along with law enforcement putting the perpetrator in jail).

One way you can prevent fabricated title documents for your home is via a program from the Broward County Property Appraiser called Owner Alert, which notifies deed-holders when someone is requesting a change.

7. Ignoring Easements

You may own your home and the surrounding land, but an easement on the property can restrict your ability to use certain parts of it as you might want. If a seller disregards public easements (or a neighbor’s boundaries), such as by putting a fence on land they are not legally entitled to, this can create a cloud until the problem is resolved.

Gary M. Landau: Your Real Estate Attorney Serving Broward and Palm Beach Counties

A complete and properly executed title search and examination by a qualified real estate attorney, combined with the purchase of title insurance (designed to protect the new owner from claims against the title), will provide peace of mind and help you avoid any unpleasant surprises. For more than 25 years, the Law Office of Gary M. Landau, P.A. has been practicing real estate law in Broward and Palm Beach Counties.

Whether you are starting the process of buying or selling a South Florida home or are in the middle of a transaction about to be derailed by a title problem, call our office at (954) 979-6566 or complete our online form today to schedule a consultation at no cost. We can work with you in person, over the phone, or on Zoom.

Copyright © 2022. LAW OFFICE OF GARY M. LANDAU, P.A. All rights reserved.

The information in this blog post (“post”) is provided for general informational purposes only and may not reflect the current law in your jurisdiction.

LAW OFFICE OF GARY M. LANDAU, P.A.
7401 Wiles Road, Suite 204
Coral Springs, FL 33067
(954) 979-6566
https://garylandau.com/

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Frequently Asked Questions

A will is the simplest way to ensure that your funds, property and personal things will be distributed after your death the way you want them to. Even if you have very few assets, you will benefit from having a will. About half of all Americans die without a will (known in legal terminology as dying intestate). Without a will to indicate your wishes, the court steps in and distributes your property according to state law. A will ensures that your assets will be given to family members or other beneficiaries you designate.

 

Having a will is doubly important if you have young children. One section of the will allows you to designate a guardian for them in the event of your death. Without a will, the court will appoint a guardian for your children, who may not be the person you desire.

Many Florida residents have out-of-state wills, drawn up while they were still living among the hills of North Carolina or the hubbub of New York. If the will was valid according to your old state’s laws at the time you made it, it is still legal in Florida. However, if you are a Florida resident, you may benefit greatly by having a new will drawn up in Florida, because it will likely be more easily admitted to probate.

 

It is important to know that each state has its own requirements for what makes a will a legally binding document. For example, Florida doesn’t recognize handwritten wills that haven’t been witnessed (known as “holographic wills”), or oral wills not put into writing, even if other states okay them. There’s also the matter of Florida estate law. In this state, for example, your surviving spouse is entitled to 30 percent of your net probate estate, regardless of what you say in your will. The spouse may also have a “Homestead” interest in property you share here, even if you want your house to go to someone else. In fact, all real property owned in Florida will be subject to this state’s laws, even if you’re a snowbird maintaining a residence in the state where your will was drawn up. Other peculiarities also exist, which is why a Florida will could make things much easier for your heirs.

 

If you would like to have me review your current out-of-state will, I am happy to do so without charge. If it turns out to be in accordance with Florida state laws and procedures, you can continue to rely on it. If not, however, your heirs would rather you discover that now.

It is a good idea to re-read your will every few years to be sure it reflects up-to-date realities (you may not want to leave your heirloom to a niece you are no longer speaking to, nor have someone be named your child’s guardian if they have taken seriously ill since you drafted your will). It is especially important to reexamine your will if:

 

  • You have gotten married since it was last drafted;
  • You have made bequests to people who have fallen out of your favor or are no longer living (I recently updated the will of a man who had left everything to his first wife, who was long deceased), or you have not included people who are now dear to you;
  • You would like to change the person named as the personal representative of the estate. (Note: Florida law does not allow a nonresident of the state to serve in this position, unless it is an immediate family member or certain other relatives);
  • You have acquired pricey or sentimental items that are not accounted for in your will. Do note, though, that Florida law allows you to attach a separate personal property memorandum to your will, detailing who will get which specific items. This list can be changed whenever you want.

Perhaps I should answer this question with where not to store it: in a bank’s safety deposit box. Although it may seem logical to put this with your other important papers, it is often difficult for your heirs to gain access to the box once you die, since the box is sealed then and must be opened in the presence of a bank employee.

 

One good option is to leave your original will with the attorney who drafted it, making copies for your personal representative and other important relatives and letting them know who has the original. For my clients who prefer that I store their original will, I keep it in a fireproof will vault in my office, or in the vault in my bank.

 

As an alternative, you could store the will in a fireproof box or vault in your own home.

 

Wherever you store it, be sure to let your personal representative and other close relatives know where you have put it!

Probate is when the court oversees your assets and liabilities after your death. During probate, the court makes sure that your will is valid and acceptable; that all debts, bills, creditor’s claims, and taxes are paid from your estate’s assets; and that your remaining assets are distributed to your beneficiaries according to your will (or, if no will exists, by Florida law).

 

Probate usually does take longer than most beneficiaries would like. But in order to ensure that everyone with a right to a claim is included in the process, the court requires several steps. If the size and complexity of your estate are minimal, however, the entire process of probate can take as little as a few months. Larger estates that are subject to IRS estate taxes or those involving litigation on the part of creditors or heirs generally take longer, often one or more years.

 

To speed the process along for simple and small estates, the courts allow a shortened form of probate, known as “summary administration,” which requires much less paperwork and time.

A personal representative (PR) is a friend or relative, or an attorney or bank, who is put in charge of the estate until all matters regarding the probate are resolved. (In other states, this person is sometimes called an executor or administrator.) The job of the PR includes identifying all assets, searching for creditors and paying valid claims, filing required estate tax returns if the estate is large enough (the figure escalates over time, according to Congressional laws), coordinating with the probate court and attorneys, and overseeing the distribution of assets–all done under the guidance and assistance of a qualified attorney.

 

Serving as a PR is an important role, and such a person should be selected with care as to who is most willing and best able to serve in this position. By Florida law, your personal representative must be over 18 years of age, and be a blood relative, your spouse, the parent or child of your spouse, or a Florida resident.

Generally, no. If you co-own all property via such legal structures as “tenancy by the entirety” or by “joint tenancy with right of survivorship” the property immediately passed to you upon your spouse’s death. Proof of death is usually all that is needed to pass such jointly owned title for cars, stocks, and other personal property to the surviving spouse.

 

But if even one asset was held solely in the deceased person’s name, or any property is owned in the form of a “tenancy in common,” that estate will be required to go through probate. If the assets are limited, the shorter, simpler form of probate is generally all that is required.

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