Key Takeaways

Key Takeaways Lis pendens is a legal notice filed with Ingham County records that warns of pending litigation affecting your property, making traditional sales extremely difficult Your equity is at risk the longer the legal issues remain unresolved, especially in Lansing's improving market where home values have increased 8% over the past year Cash buyers experienced with legal complications are often your best option for selling, as conventional financing typically won't approve loans on properties with lis pendens Time is critical — waiting rarely improves lis pendens situations, and acting quickly gives you more options to protect your equity and resolve the underlying legal issues

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

Look, I've been buying houses in Michigan for over two decades, and I can tell you that few things panic homeowners more than hearing the words "lis pendens" attached to their property. Just last month, I had a homeowner from Lansing's Old Town area call me in tears because she found out there was a lis pendens filed against her property and her realtor told her the house was basically unsellable.

Here's the deal — a lis pendens doesn't have to be a death sentence for your property sale, but you need to understand exactly what you're dealing with and what your options are. Whether you're facing foreclosure, dealing with a contractor dispute, or caught up in a family legal battle, I've seen it all and I'm going to walk you through everything you need to know.

What Exactly is a Lis Pendens?

In plain English, "lis pendens" is Latin for "lawsuit pending." It's a legal notice that gets filed in public records — in Lansing's case, that's with the Ingham County Register of Deeds — that basically puts the world on notice that there's active litigation involving your property.

Think of it like a big red flag planted on your property that says "CAUTION: Legal drama in progress." Anyone who pulls a title search on your property is going to see this notice, and it's going to make them think twice about getting involved until the legal mess gets sorted out.

I've seen lis pendens filed for all sorts of reasons in the Lansing area:

• Foreclosure proceedings (unfortunately common given Michigan's economic challenges)
• Divorce disputes where both spouses claim ownership
• Contract disputes with builders or contractors
• Boundary line disagreements with neighbors
• Probate fights between family members
• Mechanic's lien lawsuits
• HOA disputes (yes, even in Lansing neighborhoods)

How Lis Pendens Affects Your Ability to Sell in Lansing

Let me be straight with you — having a lis pendens on your property makes selling through traditional channels extremely difficult. Most conventional buyers won't touch a property with pending litigation, and their lenders definitely won't approve financing on it.

With Lansing's current market showing some recovery (median home prices have increased about 8% over the past year according to recent data), losing out on potential buyers because of a lis pendens is particularly frustrating. The average home in Lansing is spending about 45 days on the market right now, but properties with legal clouds can sit for months or even years.

Here's what happens when you try to sell with a lis pendens:

Title Insurance Issues

Title companies won't issue clean title insurance policies when there's active litigation. Without title insurance, most buyers can't get financing, and even cash buyers get nervous about purchasing a property they can't insure.

Buyer Financing Problems

Conventional mortgages, FHA loans, VA loans — they all require clear title. Lenders won't approve loans on properties with lis pendens because they can't secure their interest in the property while litigation is pending.

Limited Buyer Pool

You're basically limited to cash buyers who are willing to take on legal risk, and many of those buyers are going to demand significant discounts to compensate for that risk.

Protecting Your Equity When Facing Lis Pendens

Just because there's a lis pendens on your property doesn't mean your equity disappears, but it can definitely be at risk. I've seen too many Lansing homeowners lose tens of thousands of dollars because they didn't act quickly enough to protect their interests.

Document Everything

Start keeping detailed records of everything related to your property and the lawsuit. Property values in certain Lansing neighborhoods like REO Town and the Eastside have been appreciating, and you need to be able to prove your property's value if the case goes to court.

Get Professional Appraisals

Have your property professionally appraised as soon as possible. This establishes a baseline value that can be crucial in settlement negotiations or court proceedings. With Lansing's market conditions improving, you want to capture your property's current value.

Consider Your Legal Options

Sometimes you can petition the court to have the lis pendens removed if the lawsuit doesn't have merit or if the plaintiff can't prove their claim affects the property. You'll need a good attorney for this, but it might be worth the investment.

Explore Settlement Opportunities

Often, the fastest way to clear a lis pendens is to settle the underlying lawsuit. Even if you have to pay something you don't think you owe, it might be cheaper than letting your property sit unsold for years.

Your Options for Selling Despite Lis Pendens

Look, I'm not going to sugarcoat this — selling a property with a lis pendens is challenging, but it's not impossible. At HOMESELL USA, we've purchased dozens of properties in Michigan with various title issues, including active lis pendens situations.

Cash Buyers Who Understand Legal Issues

There are investors and companies (like us) who specifically work with problem properties. We understand how to navigate legal complications and can often close even when there are title issues that would stop traditional sales.

Court-Supervised Sales

In some cases, you can petition the court to allow a sale with proceeds held in escrow until the litigation is resolved. This protects everyone's interests while allowing you to convert your property to cash.

Assignment of Sale Proceeds

Sometimes parties can agree to let the sale proceed with the disputed funds held by the court or in a trust account until the legal issues are resolved.

The Lansing Market Reality

Here's something important to understand about Lansing's current real estate market — we're seeing steady demand, especially in neighborhoods close to Michigan State University and downtown areas that are undergoing revitalization. Home inventory remains relatively tight, with about 2.8 months of supply available as of early 2026.

This means that if you can resolve your lis pendens situation, you're entering a market where properly priced homes are selling. The median home price in Lansing is currently around $168,000, up from $155,000 last year. But every month your property sits unsold because of legal issues, you're potentially missing out on this appreciation.

When Time is Critical

I had a homeowner in Lansing's Westside call me last week who was facing foreclosure with a lis pendens already filed. She had about 30 days before the sheriff's sale, and her property had good equity that was about to disappear. Traditional sale methods weren't going to work in that timeframe.

In situations like this, working with experienced cash buyers who understand legal complications can be the difference between losing everything and preserving your equity. We were able to work with her attorney and the foreclosing lender to structure a deal that paid off the mortgage and left her with cash to start over.

Don't Wait Until It's Too Late

The biggest mistake I see property owners make with lis pendens situations is waiting too long to explore their options. Whether it's hoping the lawsuit will just go away, thinking they can handle it themselves, or believing they have more time than they actually do — delay almost always makes these situations worse.

Property values can fluctuate, legal costs keep adding up, and your options for protecting your equity become more limited as time goes on. If you're dealing with a lis pendens in Lansing or anywhere else in Michigan, don't stick your head in the sand.

Working with HOMESELL USA on Lis Pendens Properties

At HOMESELL USA, we've developed specific procedures for handling properties with legal complications. We work with attorneys, title companies, and courts regularly to structure deals that protect everyone's interests while allowing property owners to access their equity.

We're not lawyers, and we always recommend you get proper legal advice for your specific situation. But we are experienced in navigating these complicated transactions, and we can often provide solutions that traditional buyers simply can't offer.

Whether you sell to us or someone else, the key is understanding your situation, knowing your options, and acting before your choices become more limited. Lis pendens situations rarely improve on their own — they usually require active steps to resolve.

If any of this sounds like your situation, give Uncle Charles a call. No pressure, no judgment — just straight answers about what you're dealing with and what options might be available to protect your interests. I've been helping property owners navigate these exact situations for over 20 years, and I'm here to help you figure out the best path forward.

Frequently Asked Questions

Frequently Asked Questions About Lis Pendens in Lansing

How do I find out if there's a lis pendens on my Lansing property?

You can search public records at the Ingham County Register of Deeds office or online through their property search system. You can also have a title company run a preliminary title search, which will show any lis pendens filings along with other title issues.

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

Yes, but your options are limited. Traditional buyers with financing usually can't purchase properties with lis pendens, but cash buyers experienced with legal complications can often structure deals that work. The key is finding buyers who understand how to navigate title issues.

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

A lis pendens typically remains on your property until the underlying lawsuit is resolved, dismissed, or the court orders it removed. In Michigan, if the case isn't actively pursued, you may be able to petition the court to have it removed, but this requires legal action.

Will a lis pendens affect my property value in Lansing's market?

The lis pendens itself doesn't change your property's actual value, but it severely limits your ability to sell at full market value because most buyers can't or won't purchase properties with pending litigation. This effectively reduces what you can get for your property until the legal issues are resolved.

What's the difference between a lis pendens and a lien on my Lansing property?

A lien is a claim against your property for money owed (like taxes, contractor work, or HOA fees), while a lis pendens is notice of a lawsuit that might affect ownership or title. Liens can often be paid off to clear title, but lis pendens requires resolving the underlying legal dispute.