Key Takeaways

Key Takeaways Title issues don't make your property unsellable — they just require specialized buyers who can handle liens, judgments, and encumbrances at closing Traditional real estate can't help with title problems because lenders won't finance properties with clouded titles, but cash buyers specialize in these exact situations Most liens are negotiable and resolvable — from IRS liens to HOA fees to mechanics liens, experienced buyers know how to clear title issues as part of the sale process Time is often critical — if you're facing foreclosure or mounting penalties, selling quickly to a cash buyer may save you money compared to trying to resolve issues yourself first

Selling Your Livonia Home with Title Issues: A Complete Guide to Liens, Judgments, and Problem Properties

Look, here's the deal — if you're reading this, chances are you've got a property in Livonia with some serious title problems, and you're wondering if anyone will actually buy it. Maybe you've got IRS liens, unpaid HOA fees, or a mechanic's lien from that contractor dispute three years ago. I've been helping homeowners in situations just like yours for over two decades, and I can tell you this: every title problem has a solution.

I had a homeowner in Livonia call me just last month. Nice lady, inherited her father's house on Farmington Road, but it came with $47,000 in back taxes, an HOA lien for unpaid fees, and a judgment from an old credit card lawsuit. She'd been to three real estate agents, and they all told her the same thing: "Get these cleared up first, then we can talk." Problem was, she didn't have $50,000 sitting around to clean up the mess.

That's where companies like HOMESELL USA come in. We specialize in exactly these situations because we understand something most people don't — liens and title issues are just paperwork problems, and paperwork problems can be solved.

Understanding Livonia's Current Real Estate Market

Before we dive into the title issue solutions, let me give you the lay of the land in Livonia right now. As of February 2026, Livonia's median home price is sitting around $285,000, which is actually up about 4% from last year. The market's been relatively stable compared to some of the wild swings we've seen in other Michigan markets.

But here's what the pretty statistics don't tell you — there are still plenty of properties in Livonia dealing with financial distress, title problems, and other issues that keep them off the traditional market. Wayne County records show hundreds of properties with various liens and encumbrances, and many of these homeowners think they're stuck.

They're not stuck. They just need someone who knows how to navigate the mess.

The Most Common Title Issues I See in Livonia

Property Tax Liens

This is the big one in Michigan. Property taxes in Livonia run about $4,200 annually for the average home, and when life happens — job loss, medical bills, family crisis — these can pile up fast. Michigan gives you three years before they can foreclose, but the interest and penalties keep adding up.

I've seen properties with $20,000, $30,000, even $50,000 in back taxes. The homeowners think it's hopeless, but it's not. When we buy a property with tax liens, we simply pay them off at closing. That's it. Problem solved.

IRS and State Tax Liens

These are scarier to most people, but honestly, they're often easier to deal with than property tax liens. The IRS wants their money, not your house. They'll usually negotiate, accept partial payments, or agree to payment plans. I've negotiated with the IRS hundreds of times — they're actually pretty reasonable when you know how to talk to them.

HOA Liens

Livonia has quite a few HOA communities, and unpaid HOA fees can create liens just like any other debt. I see this a lot — someone falls behind on their $200 monthly HOA fee, and two years later it's become a $8,000 problem with late fees, legal costs, and interest. These are usually straightforward to resolve at closing.

Mechanics Liens

Had work done and there's a payment dispute? Contractor can file a mechanics lien against your property. I see these all the time — roofing jobs gone wrong, basement renovations that turned into nightmares, you name it. Sometimes the lien is legitimate, sometimes it's not, but either way, it clouds your title until it's resolved.

Judgment Liens

Someone sued you and won? In Michigan, they can attach that judgment to your real estate. Credit card companies, medical bills, business disputes — I've seen judgment liens for everything. The good news is these are negotiable, and we deal with them all the time.

Why Traditional Real Estate Can't Help You

Here's something most people don't understand — real estate agents and traditional buyers can't close on a property with title issues. Period. The title company won't issue a clear title, banks won't fund the loan, and the whole thing falls apart.

That's why agents tell you to "clean up the title first." They're not trying to be difficult — they literally can't help you until these issues are resolved. But resolving them often costs more money than homeowners have, which creates this impossible catch-22.

Cash buyers who specialize in distressed properties — companies like HOMESELL USA — work differently. We can close with title issues because we're prepared to resolve them as part of the transaction. We've got the resources, the experience, and the relationships to handle whatever's clouding your title.

How We Handle Title Issues at Closing

Every situation is different, but here's typically how it works:

Step 1: Title Research
We pull a complete title report and identify every lien, judgment, or encumbrance on the property. We get exact payoff amounts, not estimates.

Step 2: Negotiation
Many liens can be negotiated down, especially older judgments or disputed amounts. We've got relationships with attorneys who specialize in this stuff.

Step 3: Math
We figure out the property's value, subtract all the liens and our profit margin, and that's your offer. Sometimes there's money left over for you, sometimes there isn't — but either way, you're free and clear of the property and all its problems.

Step 4: Closing
At closing, we pay off all the liens directly from the sale proceeds. You walk away clean, no more collection calls, no more stress.

When It Makes Sense to Sell "As-Is" with Title Problems

Not every situation calls for selling to a cash buyer. But here are the scenarios where it usually makes the most sense:

• You don't have the cash to pay off the liens yourself
• The liens are close to or exceed the property's value
• You're facing foreclosure or other time pressure
• The property also needs major repairs on top of the title issues
• You just want to be done with the whole mess and move on

I had another Livonia homeowner call me last year — house near Madonna University. Beautiful area, but the house needed a new roof, new furnace, and had about $35,000 in various liens. She could have spent six months and $60,000 trying to fix everything and sell traditionally, or she could sell to us as-is and be done in two weeks. She chose the quick exit and told me later it was the best decision she'd made in years.

What to Expect When You Call

Whether you end up selling to HOMESELL USA or someone else, here's what any legitimate cash buyer should do:

No Pressure
Anyone who pressures you to sign something immediately is not someone you want to work with. Good buyers will give you time to think and won't use high-pressure tactics.

Transparent Process
We'll explain exactly how we calculated our offer, what liens we found, and how the closing will work. No surprises, no hidden fees.

Proof of Funds
We can show you we actually have the money to close. Too many people get burned by "investors" who don't actually have the cash to buy.

Local Knowledge
We know Livonia, we know Wayne County, and we know Michigan real estate law. That matters when you're dealing with complex title issues.

Your Next Steps

If you're dealing with a property in Livonia that has title issues, here's what I recommend:

First, get a copy of your title report so you know exactly what you're dealing with. Wayne County records are available online, or any title company can pull this for you.

Second, get realistic about your options. If the liens are substantial and you don't have the cash to clear them, traditional real estate probably isn't going to work.

Third, talk to someone who specializes in these situations. Even if you don't sell to us, we can usually point you in the right direction or explain your options.

Look, I know dealing with title issues is stressful. I've talked to thousands of homeowners in exactly your situation, and I get it. But I've also seen these problems get solved every single day. There's almost always a path forward — you just need to know where to look.

If any of this sounds like your situation, give Uncle Charles a call. No pressure, no judgment — just straight answers about your options. Sometimes a 10-minute conversation can save you months of stress and uncertainty.

Frequently Asked Questions

Frequently Asked Questions

Can I sell my Livonia house if it has an IRS lien on it?

Absolutely. IRS liens don't prevent you from selling — they just need to be paid off at closing. We handle IRS lien payoffs all the time, and the IRS is usually cooperative when there's a legitimate sale happening. The lien amount gets deducted from your sale proceeds, but you can still sell.

How long does it take to sell a house with title problems in Livonia?

With a cash buyer who specializes in title issues, usually 2-3 weeks once you accept an offer. The extra time comes from researching all the liens and getting exact payoff amounts. Traditional sales with title issues can take months or may not be possible at all.

What happens if the liens on my property are more than it's worth?

This happens more often than you'd think. If the property is "upside down" with liens, you won't get any money from the sale, but you'll be free of the property and all its problems. No more taxes, insurance, maintenance, or collection calls. Sometimes that's worth it even without cash in your pocket.

Can HOA liens prevent me from selling my Livonia home?

HOA liens cloud the title just like any other lien, so traditional buyers can't get financing. But cash buyers can handle HOA liens at closing. These are usually smaller amounts and straightforward to resolve — we just pay them off from the sale proceeds.

Do I need a lawyer to sell a house with title issues?

Not necessarily. Experienced cash buyers handle title issues every day and work with title companies and attorneys who specialize in these transactions. However, if you're unsure about anything, getting independent legal advice is never a bad idea — especially with complex situations involving multiple liens.