Picture this: you’ve found the perfect property. The deal’s moving along, everyone’s excited—and then bam. A title issue shows up. Maybe there’s an old lien. Maybe a long-lost heir appears. Or maybe two people both think they own the same piece of land. Welcome to the world of Texas title disputes—where things can get legally messy, fast.
We’ve helped clients through all kinds of real estate ownership tangles, from residential surprises to multi-acre commercial headaches. If you’re dealing with—or trying to avoid—a title dispute in Texas, here’s what you need to know.
What Exactly Is a Title Dispute?
In short, a title dispute is a disagreement over who legally owns a property, or whether someone else has a valid legal interest in it. These issues often come up:
- Before closing a sale
- During estate transitions
- With inherited property
- After a purchase, when a hidden claim surfaces
They can involve liens, easements, boundary issues, forged deeds, or even overlapping surveys. In some cases, two people have recorded documents claiming the same land. Yeah—it gets wild.
Under property title law in Texas, ownership depends on valid, recorded documents and chain of title. But that chain can have a few broken links.
Common Causes of Title Disputes in Texas
Some of the most common title issues we see include:
1. Unreleased Liens
These often pop up from old debts—contractor work, unpaid taxes, or prior mortgages that were never properly cleared.
2. Boundary and Survey Issues
Fence lines don’t always match legal boundaries. One of our clients thought they were buying two acres but only got legal title to 1.7. Survey discrepancies like that are more common than you’d think, especially in rural areas.
3. Undisclosed Heirs or Prior Owners
In estate sales, a property might have been passed down informally—without a clear will or probate. If an heir comes forward years later, they can potentially challenge ownership.
4. Forgery or Fraud
Sadly, forged signatures and fake deeds do happen. Sometimes someone sells property they don’t actually own, or signs over ownership without proper authority.
5. Easements and Access Disputes
You might own the land, but that doesn’t mean you can use it the way you want. Easements (like utility or shared driveway access) can complicate usage and value.
How We Resolve Title Disputes in Texas
When someone walks into our office with a title issue, our job is part legal detective, part strategist. Here’s how we typically approach it:
Step 1: Investigate the Chain of Title
We start by reviewing the title history, legal descriptions, deeds, probate records, and any surveys on file. This helps us figure out where the problem started and who might have a claim.
Step 2: Work with the Title Company
If the issue came up during a transaction, the title company’s underwriter may already be involved. We collaborate with them and push for a resolution, whether that means clearing up paperwork, filing affidavits, or negotiating payouts from title insurance.
Step 3: Negotiate or Mediate
In many cases, a title issue can be resolved out of court. Maybe it’s a minor error. Maybe an heir agrees to sign a quitclaim deed. Mediation or negotiation can save time and money—especially if both sides want to avoid a public fight.
Step 4: File a Quiet Title Action
If things can’t be resolved informally, we can file a lawsuit called a quiet title action. This asks the court to issue a judgment clarifying who owns the property and removing any invalid claims. It’s a powerful tool—and often the cleanest way to fix murky ownership.
Step 5: Prevent Future Issues
Once we get your title clean, we make sure it stays that way. We work with title companies, surveyors, and sometimes even CPAs (shoutout to our colleagues at Perpetual CPA!) to ensure your property’s legal status aligns with your financial and operational goals.
Real Talk from the Field
We had a client in North Texas who bought what they thought was a clean parcel for a new business location. Just before breaking ground, a neighbor claimed a portion of the lot had been deeded to their grandfather decades earlier—and never removed from county records. We tracked down the original deed, negotiated a settlement, and filed the right court documents to secure our client’s ownership. Without legal help, it could’ve turned into a long, expensive standoff.
Don’t Wait Until the Problem Explodes
The worst title issues are the ones ignored too long. If you’ve received a legal notice, found an old lien, or are trying to buy/sell a property with title concerns—act now. Title problems don’t just go away. They sit quietly until they blow up a deal or land you in court.
At The Greg Hall Law Firm, we’re here to help Texans protect their property, their investments, and their peace of mind. Whether it’s a title issue in Austin, a family land squabble in East Texas, or a zoning conflict on a commercial lot—we’ve seen it, and we’ve handled it.
Let’s get your title clean and your future clear. Visit us at www.greghalllaw.com to schedule a chat. We’ll talk through your options, in plain English, with a plan you can trust.