Key Takeaways

Key Takeaways A lis pendens is a public notice of pending legal action that makes selling your property extremely difficult through traditional channels, even though it doesn't technically prevent the sale. Time is critical — ignoring a lis pendens allows legal costs and underlying debts to grow while your equity remains frozen in Lansing's appreciating market. You have three main options: resolve the underlying dispute, challenge the lis pendens filing in court, or sell to a cash buyer who specializes in problem properties. Local expertise matters — working with professionals who understand Ingham County procedures and Lansing's market can save time and money in resolving these complex situations.

Lis Pendens in Lansing: What This Legal Notice Means for Your Property and How to Protect Your Equity

Look, I've been dealing with distressed properties in Michigan for over a decade, and I can tell you that getting a lis pendens notice is one of those gut-punch moments that makes homeowners panic. Just last week, I had a homeowner in Lansing call me up, voice shaking, saying "Uncle Charles, I got this legal paper that says 'lis pendens' and I don't know what it means, but it sounds bad."

Here's the deal — it's not the end of the world, but you need to understand what you're dealing with and act fast. In Lansing's current market, where median home prices have reached $142,000 as of February 2026, protecting your equity becomes even more critical when legal complications arise.

What Exactly Is a Lis Pendens?

In plain English, "lis pendens" is Latin for "lawsuit pending." It's basically a public notice that gets filed with Ingham County records saying there's a legal dispute involving your property. Think of it as a big red flag that tells the whole world — including potential buyers, lenders, and title companies — that your property has legal baggage.

Here in Michigan, anyone who claims they have a legal interest in your property can file a lis pendens. Could be a contractor you didn't pay, an ex-spouse fighting over the house in divorce proceedings, a business partner in a dispute, or even someone claiming adverse possession. I've seen them all.

Common Reasons for Lis Pendens in Lansing

In my experience working with Lansing homeowners, here are the most common situations that trigger a lis pendens filing:

• Foreclosure proceedings — With Michigan's non-judicial foreclosure process, lenders often file lis pendens to protect their interests
• Divorce disputes — When couples can't agree on property division
• Construction liens — Contractors claiming unpaid work, especially common in Lansing's older neighborhoods undergoing renovation
• Boundary disputes — Property line arguments with neighbors
• Probate issues — Family members fighting over inherited property
• Partnership disputes — Business partners or co-owners in disagreement

How Lis Pendens Affects Your Ability to Sell

Here's where it gets real — a lis pendens doesn't technically prevent you from selling your property, but it makes it nearly impossible as a practical matter. Here's why:

Title companies won't insure the sale. No title insurance means no traditional buyer financing. Banks won't lend on a property they can't get insured. I've seen deals fall apart at closing because a lis pendens appeared at the last minute.

Cash buyers get spooked. Even investors who usually buy problem properties will often walk away rather than inherit someone else's legal headache. Can't blame them — they don't know how deep the legal rabbit hole goes.

Your equity is essentially frozen. In Lansing's current market, where property values have been steadily climbing, having your equity tied up in legal proceedings while the market moves can cost you real money.

The Lansing Market Reality

With Lansing's housing market showing continued strength in 2026 — homes are selling in an average of 25 days and inventory remains tight — time is money. Every month your property sits in legal limbo while a lis pendens is active, you're potentially losing out on market appreciation and the opportunity to move on with your life.

Protecting Your Equity: Your Options

Look, I'm not a lawyer, but I've worked with enough attorneys over the years to understand your basic options when facing a lis pendens in Michigan:

Option 1: Resolve the Underlying Dispute

The most straightforward approach is to settle whatever legal issue caused the lis pendens in the first place. This might mean:

• Paying off a legitimate debt or lien
• Negotiating a settlement with the other party
• Going to court and winning your case

Once the dispute is resolved, the lis pendens can be removed and you're free to sell normally.

Option 2: Challenge the Lis Pendens

In Michigan, you can petition the court to remove a lis pendens if:

• It was filed improperly
• The underlying claim is bogus
• The person who filed it doesn't actually have a valid claim to your property

I've seen frivolous lis pendens filings — sometimes people use them as harassment tactics or negotiating leverage. A good attorney can help you determine if the filing is legitimate.

Option 3: Sell to a Cash Buyer Who Understands the Situation

Here's where companies like HOMESELL USA come in. We specialize in properties with exactly these kinds of complications. We understand lis pendens, we have attorneys who can evaluate the situation, and we can often structure deals that work around the legal issues.

Sometimes we can buy subject to the lis pendens and handle the legal resolution as part of the transaction. Sometimes we can work with all parties to facilitate a settlement that gets everyone what they need. Every situation is different.

The Lansing Advantage: Local Knowledge Matters

Having dealt with properties throughout Ingham County, I can tell you that local knowledge makes a huge difference. Lansing's court system, the local attorneys, the title companies — they all have their own ways of handling these situations.

For instance, the Ingham County Register of Deeds office has specific procedures for lis pendens filings, and knowing how they operate can speed up resolution. Some local title companies are more willing to work with lis pendens situations than others.

Real Talk: Time Is Your Enemy

I had a homeowner in Lansing's Eastside last year who ignored a lis pendens for six months, thinking it would just go away. By the time he called me, the legal fees had mounted, the underlying debt had grown with interest and penalties, and what could have been resolved for $15,000 initially had ballooned to over $40,000.

Don't stick your head in the sand. The longer you wait, the more expensive and complicated the situation becomes.

What You Should Do Right Now

If you've received a lis pendens notice on your Lansing property:

1. Read it carefully — Understand who filed it and what they're claiming
2. Get legal advice — Even a one-hour consultation can clarify your options
3. Evaluate the claim — Is it legitimate? Frivolous? Somewhere in between?
4. Consider your timeline — How quickly do you need to sell or resolve this?
5. Explore all options — Settlement, challenge, or alternative sale methods

Why Traditional Real Estate Won't Help You Here

Look, I'm not knocking real estate agents — they do good work for traditional transactions. But a lis pendens isn't a traditional situation. Most agents have never dealt with one, most don't understand the legal implications, and frankly, they can't help you when title companies won't insure the transaction.

You need someone who specializes in problem properties and understands the legal complexities. That's what HOMESELL USA does — we're the people you call when your property has issues that make traditional sales impossible.

The Bottom Line

A lis pendens on your Lansing property isn't the end of the world, but it's not something you can ignore either. Your equity — whether that's $50,000 or $200,000 — is sitting there waiting for you to take action.

Whether you resolve the underlying dispute, challenge the filing, or find an alternative way to sell, the key is acting quickly and getting proper guidance. In today's Lansing market, with homes appreciating and inventory tight, you don't want to be sitting on the sidelines any longer than necessary.

If you're dealing with a lis pendens situation in Lansing or anywhere else in Michigan, give Uncle Charles a call. We've handled these situations hundreds of times, we know the local players, and we can usually find a path forward even when it seems impossible. No pressure, no judgment — just straight answers about your options and what makes sense for your specific situation.

Frequently Asked Questions

Frequently Asked Questions

Q: Can I sell my house if there's a lis pendens filed against it?

A: Legally yes, but practically it's very difficult. Traditional buyers can't get financing because title companies won't insure the sale. Your best options are resolving the underlying dispute first or selling to a cash buyer who specializes in properties with legal complications.

Q: How long does a lis pendens stay on my property in Michigan?

A: A lis pendens remains active until the underlying legal case is resolved or dismissed. There's no automatic expiration date. However, you can petition the court to remove an improper or frivolous lis pendens filing.

Q: Who can file a lis pendens against my Lansing property?

A: Anyone who claims a legal interest in your property can file a lis pendens in Ingham County. This includes contractors with unpaid bills, divorce attorneys, business partners, lenders in foreclosure, or anyone involved in a property dispute.

Q: Will a lis pendens affect my credit score?

A: The lis pendens filing itself doesn't directly impact your credit, but the underlying issue that caused it might. For example, if it's related to unpaid contractor bills or mortgage default, those issues could affect your credit.

Q: How much does it cost to remove a lis pendens in Michigan?

A: Costs vary depending on the situation. If you resolve the underlying dispute, removal is usually just filing fees. If you need to challenge it in court, legal fees can range from $2,000-$10,000 or more, depending on complexity. Sometimes settling the original claim is the most cost-effective option.