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.
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.
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Real Stories
From Someone Who Was in Your Shoes
“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.”
Common Questions
Title Issues FAQ
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.
Similar Situations We Handle
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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.