Key Takeaways

Key Takeaways Lis pendens freezes your ability to sell: Once filed, traditional buyers can't get financing and title companies won't insure your Lansing property, effectively preventing conventional sales. Time costs money: With legal fees at $350-400/hour and ongoing carrying costs like taxes ($150/month average), every month of delay erodes your equity in Lansing's current market. You have options beyond court battles: Settlement, fighting the filing, or selling to investors like HOMESELL USA can help you preserve equity and avoid prolonged legal expenses. Act quickly to protect your investment: The sooner you address a lis pendens, the more options you have and the less equity you'll lose to carrying costs and legal fees.

Lis Pendens in Lansing: What Every Homeowner Needs to Know About This Legal Cloud on Your Property

Look, I've been buying houses in tough situations for over two decades, and I can tell you that few things panic homeowners more than finding out there's a lis pendens filed against their property. Just last month, I had a homeowner in Lansing's REO Town neighborhood call me in tears because she discovered this legal filing when she tried to refinance her home.

Here's the deal: a lis pendens isn't the end of the world, but it's serious business that can lock up your ability to sell your home and put your equity at risk. With Lansing's median home value sitting around $89,000 as of February 2026 — still well below the national average — every dollar of equity matters for homeowners in our community.

What Exactly Is a Lis Pendens?

In plain English, "lis pendens" is Latin for "lawsuit pending." It's a public notice filed in Ingham County court records that tells the world there's an active lawsuit involving your property. Think of it as a big red flag that warns potential buyers, lenders, and anyone else that your property's ownership is being disputed in court.

I've seen lis pendens filings for all kinds of situations in Lansing:

• Foreclosure proceedings (still common here despite recent market improvements)
• Divorce disputes over who gets the house
• Contractor liens for unpaid work
• Boundary disputes with neighbors
• Probate battles between family members
• HOA or condo association disputes

The filing doesn't mean you're going to lose your house — it just means someone is claiming they have a legal right to it, and the courts need to sort it out.

How Lis Pendens Affects Your Ability to Sell

Here's where things get real: once a lis pendens is filed, your property becomes basically unsellable through traditional channels. No mortgage lender will touch it, which means no conventional buyer can get financing. Title companies won't insure it. Real estate agents will run the other way.

I had a situation just six months ago with a homeowner near Lansing Community College who inherited a property worth about $75,000. The family filed a lis pendens to stop the sale while they fought over the estate. Meanwhile, the house sat empty, pipes froze, and by the time they resolved the legal mess, the property needed $15,000 in repairs.

In Lansing's current market, where inventory remains tight and homes are selling in an average of 45 days, a lis pendens filing can drag on for months or even years. During that time:

• Your property value could decline due to neglect or market changes
• You're still responsible for taxes, insurance, and maintenance
• Legal fees keep mounting
• Your equity gets eroded by carrying costs

Protecting Your Equity When Lis Pendens Strikes

Look, I'm not going to sugarcoat this — dealing with a lis pendens is stressful and expensive. But there are ways to protect yourself and your equity. The key is acting fast and understanding your options.

Option 1: Fight the Filing

If the lis pendens was filed improperly or without merit, you can petition the court to have it removed. In Michigan, the person filing must prove they have a valid claim that affects the property's title. I've seen frivolous filings get dismissed, but you'll need a good real estate attorney — and that's not cheap in today's legal market.

Option 2: Settle the Underlying Dispute

Sometimes the fastest way out is to resolve whatever caused the lis pendens in the first place. If it's a contractor lien for $8,000, it might make sense to pay it rather than spend months in court fighting it — especially if your Lansing home is worth $90,000 and you owe $60,000 on the mortgage.

Option 3: Sell to an Investor

This is where companies like HOMESELL USA come in. We buy houses with all kinds of legal problems, including active lis pendens filings. We understand how to navigate these situations and can often close even when traditional buyers can't get financing.

Now, you won't get full retail value — that's just reality. But you might get enough to pay off your debts, cover legal fees, and walk away with something instead of losing everything to a long court battle.

Lansing's Current Legal Landscape

The good news is that Ingham County has been working to streamline court processes, which means lis pendens cases are moving faster than they did during the 2020-2021 court shutdowns. The bad news? Legal fees have gone up significantly — I'm seeing attorneys charge $350-400 per hour for real estate litigation, up from $250-300 just two years ago.

With Lansing's property taxes averaging around $1,800 per year on a median-value home, every month your case drags on costs you about $150 in taxes alone — not counting insurance, utilities, or maintenance on an empty property.

Real Talk: When to Walk Away

I've seen homeowners spend $20,000 fighting a $5,000 lien because they were angry about the principle of it. I get it — nobody likes being pushed around. But sometimes the smart move is to cut your losses.

Here's my rule of thumb: if your legal fees are going to exceed 20% of your equity, seriously consider settling or selling as-is. At HOMESELL USA, we've helped dozens of Lansing homeowners get out of lis pendens situations with their credit intact and some cash in their pocket.

Prevention Is Worth a Pound of Cure

The best way to deal with lis pendens is to avoid it altogether. Pay your contractors promptly and get lien waivers. If you're going through a divorce, work out property agreements early. If someone threatens legal action over your property, don't ignore it — address it head-on.

I tell every homeowner: your house is probably your biggest asset. Protect it like your financial future depends on it — because it does.

Whether you end up working with HOMESELL USA or finding another solution, the important thing is to act quickly when a lis pendens gets filed. Every day you wait is another day of carrying costs, legal fees, and potential equity loss.

If you're dealing with a lis pendens on your Lansing property, or any other legal mess that's preventing you from selling, give Uncle Charles a call. I've been through this situation hundreds of times, and I can give you straight answers about your options — no pressure, no judgment, just real talk about what comes next.

Frequently Asked Questions

Frequently Asked Questions About Lis Pendens in Lansing

Can I still live in my house if there's a lis pendens filed against it?

Yes, a lis pendens doesn't force you to move out. You can continue living in the property and are still responsible for maintenance, taxes, and mortgage payments. However, you typically can't sell or refinance until the legal matter is resolved.

How long does a lis pendens stay on my Lansing property?

In Michigan, a lis pendens remains in effect until the underlying lawsuit is resolved, dismissed, or withdrawn. This can take anywhere from a few months to several years. The court won't automatically remove it — the legal dispute must be settled first.

Will a lis pendens hurt my credit score?

The lis pendens filing itself doesn't directly impact your credit score. However, if the underlying issue involves missed mortgage payments, unpaid contractors, or other debts, those can definitely damage your credit. The key is resolving the situation quickly.

Can someone file a fake lis pendens against my property?

Unfortunately, yes. While there are penalties for filing frivolous lis pendens, it does happen. If you believe a lis pendens was filed improperly, you can petition the Ingham County court to have it removed, but you'll likely need an attorney to help with this process.

What happens to my equity if I lose the lis pendens case?

It depends on the type of case and the court's ruling. In foreclosure, you could lose all equity. In contractor lien cases, you might only lose the amount owed plus legal fees. This is why it's crucial to understand what you're facing and explore all options, including selling to investors who can handle these complex situations.