Title Problems? We Solve Them and Buy the Property.
Lost title, liens, deceased owner's name on the deed — title issues stop most buyers in their tracks. Not us. We solve title problems and buy your manufactured home and land for cash.
Title Issues
Don't Let Paperwork Problems Keep You Stuck
Title issues are the number one reason manufactured home sales fall apart. You want to sell, a buyer wants to buy, and then someone discovers the title is missing, or there's a lien, or the home is still in a deceased relative's name. The buyer walks away, the realtor gives up, and you're stuck with a property you can't seem to unload.
We've been through this dozens of times, and we know how to fix it. Roger has been buying homes full-time for over a decade in the Southern Indiana and Louisville area, many of them with title complications that scared off everyone else. We work with local title companies and attorneys who specialize in manufactured home titles, and we know the process inside and out.
Common Title Issues We Handle
- Lost or missing manufactured home title — we know the process to obtain a duplicate
- Title in a deceased owner's name — we guide you through probate or small estate transfers
- Liens on the property — tax liens, judgment liens, mechanic's liens
- Unpaid property taxes — we can pay off back taxes at closing
- Home and land titled separately — common with manufactured homes, and we handle both
- Title discrepancies — name misspellings, wrong VIN, incorrect legal descriptions
- Abandoned title — previous owner left without transferring
Why Traditional Buyers and Realtors Won't Touch Title Problems
Most buyers rely on bank financing, and banks require a clean title to approve a loan. If there's any title issue at all, the deal dies. Realtors know this, which is why most won't even list a manufactured home with title complications. It's too much work for too little commission, and the chance of closing is slim.
We're different because we buy with cash. No banks, no lenders, no appraisals. If there's a title issue, we solve it ourselves. We work directly with the county recorder's office, the BMV (for mobile home titles), title companies, and attorneys to clear the title and close the deal.
The Title Is in Someone Else's Name?
This is more common than you'd think. Maybe the previous owner died and never transferred the title. Maybe you bought the home informally and never did the paperwork. Maybe there's an old lien from a previous owner. Whatever the situation, we can help navigate it. We've untangled title messes that other buyers wouldn't go near.
Indiana BMV Title Process for Manufactured Homes
In Indiana, manufactured homes have a separate title through the BMV, similar to a vehicle title. If you've lost the title, you can apply for a duplicate using BMV Form 37533. The fee is just $15 and the process usually takes a few weeks. For transferring ownership, you'll need Form 44891. If the home has been permanently affixed to the land and the title was retired to the deed, the process is different — ownership transfers through the real estate deed instead. We know which process applies to your situation and handle it accordingly.
The Bonded Title Process
When you can't prove ownership through normal channels — maybe the previous owner never signed over the title, or you bought the home through an informal handshake deal years ago — a bonded title may be the solution. You purchase a surety bond (usually around $100 for most manufactured homes), file it with the BMV, and receive a bonded title. The bond stays in place for three years. If nobody comes forward to contest ownership during that period, the bond is released and you have a clean, unencumbered title. We've guided sellers through this process multiple times and can handle the legwork.
When the Owner Is Deceased
If the manufactured home title is still in a deceased person's name, there are a few ways to transfer it. If the total estate value is under $100,000, Indiana allows a small estate affidavit — no probate required. The heir files the affidavit, presents a death certificate, and the BMV transfers the title. For larger estates, formal probate is needed, and the executor or administrator of the estate handles the transfer. If no probate was ever opened, we can help you understand what steps are required and connect you with local attorneys who handle estate transfers for manufactured homes.
Common Title Problems We've Solved
After doing this every day for over a decade, we've dealt with just about every title mess there is. Lost titles where the owner hasn't seen the paperwork in 20 years. Previous owners who sold the home informally and never signed the title over. Inherited homes where the family assumed the title would just "transfer" without doing any paperwork. Homes that were sold multiple times without proper transfers, creating a chain of title gaps. Liens from old personal loans that were paid off but never released. In every case, there's a path to resolution, and we know how to find it.
What This Costs You
A duplicate manufactured home title in Indiana costs $15. A surety bond for a bonded title runs around $100. A basic title search is $75 to $150. Small estate affidavit filing fees are minimal. These are not expensive problems to solve — they just require knowing the right process and the right paperwork. And when you sell to us, we cover these costs as part of the purchase. You don't pay for title resolution out of pocket.
Kentucky County Clerk Title Process
Kentucky doesn’t handle manufactured-home titles through a state BMV. Instead, the county clerk in each county issues and transfers titles. That means:
- Duplicate-title requests, transfers, and lien releases all happen at the county clerk in the county where the home is located (or where it was when the title was last filed).
- Each county has slightly different procedures, fees, and turnaround times. Some are 1-2 weeks, others take longer.
- Real-property conversion is done via a Manufactured Home Conversion Affidavit filed with the county clerk. Once converted, the home transfers with the deed only.
- For deceased owners, Kentucky has its own small-estate procedures (thresholds vary; talk to a probate attorney for large estates).
We’ve worked with most of the county clerks in our Kentucky service area — Jefferson, Bullitt, Oldham, Henry, Shelby, Meade, Hardin, Nelson, Spencer, Trimble, Carroll. We know who turns around fast and who needs lead time.
When the Title and Deed Don’t Match
Common situation: the mobile-home title shows one name (maybe a parent who’s deceased), the land deed shows different names (maybe the siblings who inherited). Now neither document by itself proves clean ownership.
We sort this out by tracing the chain of ownership:
- Pull all deed transfers on the land from the county recorder/clerk.
- Trace any title transfers on the home (BMV/clerk records).
- Identify any gaps (a transfer that should have happened but didn’t).
- Get the right signers in place to clean it up at closing — sometimes through quit-claim deeds, sometimes through estate filings, sometimes through bonded titles.
Bill of Sale Only (No Title at All)
You bought the home years ago with a handshake or a handwritten bill of sale. No title was ever transferred to your name. The seller has since moved away, passed away, or can’t be found.
This is harder but not impossible:
- Indiana: bonded title is usually the path. We purchase a surety bond and file with the BMV.
- Kentucky: the county clerk has procedures for "abandoned-title" or chain-of-ownership claims; varies by county.
- Documentation that helps: the original bill of sale, any tax bills you’ve paid in your name, insurance policies, utility bills, witness statements.
Documents to Gather Before You Call
- Any title document you have — even an old one, even with the wrong name on it.
- Land deed (we can pull from county if you don’t have it).
- Most recent property tax bill.
- Bill of sale, purchase agreement, or anything documenting how you came to own the home.
- For deceased owners: death certificate, will/estate paperwork, names of all heirs.
- For old liens: lender name (even if defunct), any release paperwork.
- Photos of the home (helps Roger price it quickly).
This Is Not Legal Advice
Title-resolution procedures and fees described above are based on our recent experience buying properties in Southern Indiana and Northern Kentucky. Rules, fees, and forms change. Title companies, the Indiana BMV, and Kentucky county clerks are the authoritative source for any specific transaction. For complex chain-of-title problems, contested estates, or multi-state ownership, talk to a real estate or probate attorney — we’ll tell you up front if your situation needs one.
Why Traditional Buyers Can't Handle Title Issues
When a regular buyer wants to purchase a manufactured home, they almost always need financing. And lenders require a clean title before they'll approve a loan. If there's any title complication at all — a lien, a gap in the chain, a deceased owner — the lender says no and the deal is dead. That's why homes with title issues sit unsold for months or years. We buy with cash. No lender approval needed. We solve the title issue ourselves, either before or after closing depending on the situation.
Don't let a title issue keep you stuck with a property you want to sell. Call or text Roger at (502) 528-7273 and tell us about your situation. We'll figure out the title and make you a fair cash offer for the home and land together.
We take the whole thing off your plate.
Title & Paperwork Handled
Missing title, a lien, or legal tangle — Roger works through the paperwork himself.
Out-of-State Friendly
Live far away? We coordinate remotely — sign by mail, no need to drive down.
Any Condition
Neglected, dated, or damaged — we buy as-is. Take what you want, leave the rest.
Stop the Tax Bleed
End the property taxes and upkeep on a place you're not using.
No Fees
No commissions, no closing costs. The offer you accept is the check you get.
Close in 7–14 Days
Cash means no banks or appraisals. Move on faster, on your timeline.
The doublewide was still in my grandmother's name and she passed ten years ago. Every buyer I talked to said they couldn't touch it. Roger knew exactly what to do — worked with a title company, got everything transferred properly, and bought the whole property. Nobody else would have dealt with that mess.
Title Issues & selling for cash.
In many cases, yes. We know the process to obtain duplicate titles, file for abandoned titles, or work through other legal mechanisms to establish clear ownership. We'll evaluate your specific situation and let you know what's possible.
We do. The cost of resolving title issues is on us. You don't pay for attorneys, title searches, or filing fees related to clearing the title. We handle all of that as part of the purchase.
It depends on the issue. A duplicate title might take a few weeks. Probate can take longer depending on the court. Simple lien payoffs can be handled at closing. We'll give you an honest timeline based on your specific situation.
We run title searches to find any liens. In most cases, we can pay off liens at closing from the sale proceeds. We'll walk you through exactly what we find and how it affects your offer — no surprises.
Whatever put you here.
Title Problems Don't Scare Us. Let's Get This Done.
Other buyers run from title issues. We solve them. Call Roger and let's figure out your situation.
Or if you'd rather just talk:
(502) 528-7273