Key Takeaways

Key Takeaways Title issues are common in Livonia — About 15-20% of Wayne County properties have some form of lien or title problem, but these don't make properties unsellable. Traditional sales don't work with problem titles — Lenders and most buyers avoid properties with liens, making cash buyers who specialize in distressed properties your best option. Time makes title problems worse — Most liens accrue interest and penalties over time, so addressing issues quickly saves money and preserves more options. Professional handling gets better results — Companies like HOMESELL USA can negotiate with lien holders and handle title clearing as part of the purchase process, providing certainty and speed.

Selling Your Livonia House with Title Issues: Liens, Judgments & Problem Properties in 2026

Look, I've been buying houses with problems for over two decades, and let me tell you something about Livonia, Michigan — this city sees its fair share of title issues. Just last week, I had a homeowner call me who inherited a house on Farmington Road that came with three different liens attached to it. She thought she was stuck forever.

Here's the deal: having title issues doesn't mean your house is unsellable. It just means you need to know your options and work with people who understand how to navigate these choppy waters.

What's Really Happening in Livonia's Real Estate Market

Livonia's housing market in early 2026 is showing some interesting trends. The median home price has reached approximately $285,000, up about 4% from last year. But here's what most real estate agents won't tell you — about 15-20% of properties in Wayne County have some form of title issue or lien attached.

The city's been dealing with increased property tax delinquencies, especially in older neighborhoods near the I-96 corridor. Add to that the cleanup from recent economic pressures, and you've got plenty of homeowners sitting on properties they can't easily sell through traditional channels.

I've seen this pattern in dozens of Michigan cities. Livonia's actually in better shape than some, but that doesn't help you if you're the one dealing with a problem property right now.

The Most Common Title Issues I See in Livonia

Property Tax Liens

Wayne County doesn't mess around with property taxes. If you're behind, they'll place a lien faster than you can say "Motor City." I've bought houses in Livonia where the tax liens were bigger than the actual property value. The good news? These can be negotiated, especially if you're working with a cash buyer who knows the system.

Mechanic's Liens

Michigan's lien laws are pretty contractor-friendly. If someone did work on your house and didn't get paid — whether it was you who hired them or a previous owner — that lien follows the property. I just closed on a house near Rotary Park where the previous owner had $18,000 in mechanic's liens from a roof job gone wrong.

HOA Liens and Special Assessments

Some of Livonia's newer developments and condo complexes have HOAs that can place liens for unpaid dues or special assessments. These might seem small, but they can completely block a sale if not handled properly.

Federal Tax Liens (IRS)

When the IRS places a lien on your property, it's like having a 800-pound gorilla sitting on your title. But even IRS liens can be dealt with if you know the right approach. The key is understanding that the IRS often prefers getting something rather than nothing.

Judgment Liens

Got sued and lost? That judgment can turn into a lien on your Livonia property faster than you think. Credit card companies, medical bills, business disputes — they all can end up as liens on your house.

Why Traditional Sales Don't Work with Title Issues

Here's what happens when you try to sell a house with title problems through a realtor: the buyer's lender sees the liens and runs for the hills. Even if you find a buyer willing to wait, the title company has to clear every single issue before closing. This process can take months or even years.

I had a homeowner in Livonia who tried for eight months to sell through traditional channels. Three different buyers walked away when they saw the title report. We closed on that house in 18 days because we knew how to handle the liens as part of the purchase.

Most realtors in Livonia are great at what they do, but title issues aren't their specialty. They're trained to sell clean properties to qualified buyers with financing. When you throw liens and judgments into the mix, you need someone who specializes in problem properties.

Your Options When Dealing with Title Issues

Option 1: Pay Off All the Liens Yourself

If you've got the cash and the liens are reasonable, you can pay them off and then sell normally. But let's be honest — if you had that kind of money sitting around, you probably wouldn't be reading this article.

Option 2: Negotiate with Lien Holders

Many liens can be negotiated down, especially older ones or those from companies that are no longer in business. But this takes time, expertise, and patience. You'll need to understand Michigan lien law and have some negotiating skills.

Option 3: Sell to a Cash Buyer Who Handles the Problems

This is where companies like HOMESELL USA come in. We buy houses with title issues all the time. We have the experience, resources, and legal team to handle liens as part of the closing process. You don't pay the liens — we handle them as part of our purchase.

How We Handle Title Issues at HOMESELL USA

When someone calls us about a Livonia property with title problems, here's our process:

First, we order a comprehensive title search. We want to see exactly what we're dealing with — every lien, judgment, and cloud on the title. No surprises.

Then we calculate what it'll actually cost to clear the title. Some liens are negotiable, others aren't. Some are valid, others might be outdated or improperly filed. We factor all of this into our offer.

We make you an offer based on the property value minus the cost to clear title and our profit margin. You know exactly what you're getting, and you don't have to deal with any of the lien holders yourself.

At closing, we pay off the liens directly. The title company distributes the money according to lien priority (it's a legal thing — some liens get paid before others). You get whatever's left after the liens are satisfied.

Real Talk: What to Expect

I'm not going to sugarcoat this — selling a house with significant title issues means you're not going to get top dollar. The liens have to be paid, and that money comes out of the sale proceeds.

But here's what you do get: certainty, speed, and the ability to move on with your life. No more collection calls, no more stress about property taxes piling up, no more sleepless nights wondering how you're going to resolve this mess.

Last month, I bought a house in Livonia where the liens totaled $45,000 on a property worth about $200,000. The homeowner walked away with $125,000 after closing costs. Could they have gotten more if they'd spent two years fighting the liens? Maybe. But they needed to relocate for work and couldn't wait.

Special Considerations for Livonia Properties

Wayne County has some specific quirks when it comes to liens and title issues. Property tax liens here can accrue interest quickly, and the county is pretty aggressive about collections.

If you're dealing with water and sewer liens in Livonia, those are particularly sticky. The city treats these almost like tax liens, and they can add up fast if you've had water main issues or sewer problems.

For older homes in areas like the Rosedale Gardens historic district, I've seen situations where previous owners had work done without proper permits, leading to city liens that weren't discovered until sale time.

Don't Wait — Title Issues Get Worse with Time

Here's something most people don't realize: almost all liens accrue interest and penalties over time. That $5,000 contractor lien from two years ago might be $8,000 today. IRS liens are particularly brutal when it comes to penalties and interest.

I've seen too many Livonia homeowners think they can just ignore title issues and hope they go away. They don't. They get bigger, more complicated, and more expensive to resolve.

Whether you sell to HOMESELL USA or find another solution, don't let these problems fester. The sooner you address title issues, the more options you'll have and the less money you'll lose to penalties and interest.

If you've got a house in Livonia with title problems, liens, or judgments hanging over your head, give Uncle Charles a call. I've seen every type of title mess you can imagine, and nothing shocks me anymore. We'll review your situation, explain your options, and give you a straight answer about what we can do. No pressure, no judgment — just honest advice from someone who's been solving these problems for over 20 years.

Frequently Asked Questions

Frequently Asked Questions

Can I sell my Livonia house if it has multiple liens on it?

Yes, you can sell a house with multiple liens, but it requires working with a buyer who has experience handling title issues. At HOMESELL USA, we buy properties with multiple liens all the time. We handle the lien resolution as part of the closing process, so you don't have to deal with each creditor individually.

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

Through traditional channels, it can take months or even years to clear title issues before closing. When you sell to a cash buyer like HOMESELL USA who specializes in problem properties, we can typically close in 2-3 weeks. We handle the title issues as part of our purchase process.

Will I owe money at closing if my liens are bigger than my home's value?

This depends on the type of liens and Michigan law regarding lien priority. In some cases, certain liens may be negotiable or dischargeable for less than the full amount. We evaluate each situation individually and will never ask you to bring money to closing.

Can HOA liens in Livonia prevent me from selling my house?

HOA liens must be addressed before a clean title can transfer, but they don't prevent a sale entirely. These liens are often among the smaller and easier ones to resolve. We factor HOA liens into our offer calculations and handle payment at closing.

What happens to IRS liens when I sell my property?

IRS liens have priority in the payment order, meaning they typically get paid first from sale proceeds. However, the IRS sometimes accepts less than the full amount owed, especially if paying the full lien would leave nothing for other creditors. This requires negotiation and proper legal handling.