Sell Your Manufactured Home Without a Title — We Handle the BMV Process for You

No Title? That Doesn't Mean You Can't Sell.

Most buyers won't touch a manufactured home with title problems. Realtors won't list it. Banks won't finance it. And you're stuck paying taxes and insurance on a property you can't get rid of. But title problems are not permanent problems — they're paperwork problems. And we solve paperwork problems every day.

In Indiana, manufactured homes have a separate BMV title (like a vehicle) in addition to the land deed. When that title gets lost, when the owner on the paperwork is deceased, or when old liens remain from financing years ago, the home becomes nearly impossible to sell through traditional channels. We buy these properties anyway — because we know exactly how to fix the title and close the deal.

Common Title Problems We Solve

Here are the most common title issues we see with manufactured homes in Indiana and Kentucky, and how we handle each one:

• Lost or missing title — The most common problem. The original title was lost in a move, a fire, a flood, or just years of neglect. We file for a duplicate through the Indiana BMV using Form 37533. Cost: $15. Timeline: 4-6 weeks.
• Deceased owner on title — The person on the title has passed away and the title was never transferred. Depending on the estate situation, we resolve this through a small estate affidavit (estates under $100,000), formal probate, or a bonded title.
• Old liens from previous financing — A lien from a lender that was paid off years ago but never released on the title. Or a lien from a lender that no longer exists. We track these down and get them released.
• Title never transferred — You bought the home years ago but never had the title put in your name. The seller is gone, moved away, or deceased. We trace the chain of ownership and correct it.
• Multiple owners on title — Family members, ex-spouses, or co-owners who all need to sign. We coordinate with all parties or resolve through legal channels when someone can't be located.
• Bonded title needed — When the ownership chain is too broken to fix through normal channels, Indiana allows a bonded title. We purchase a surety bond (typically around $100), file with the BMV, and the title is issued with a 3-year hold. After 3 years, the bond is released and the title is clean.

How the Indiana Mobile Home Title Works

Understanding how manufactured home titles work in Indiana helps explain why these problems occur and why they're fixable:

• Manufactured homes in Indiana have a BMV title separate from the land deed — the home is titled like a vehicle through the Bureau of Motor Vehicles.
• To transfer ownership, the seller signs the back of the title and the buyer submits Form 44891 to the BMV with the signed title and transfer fee.
• If the title is lost, the owner of record files Form 37533 for a duplicate title ($15 fee).
• If the owner of record is deceased or unavailable, a bonded title can be obtained by purchasing a surety bond and filing with the BMV.
• Some newer manufactured homes have been converted to real property by permanently affixing them to a foundation and surrendering the BMV title. In these cases, the home transfers with the land deed only.

What About the Land Title?

The land your manufactured home sits on has its own title — a deed recorded at the county recorder's office. Land title issues are different from home title issues, but we handle both. Common land title problems include unclear legal descriptions, missing heirs, boundary disputes, and tax liens. We work with title companies to resolve these and ensure a clean transfer at closing.

When we buy your property, we handle both the home title (BMV) and the land title (deed) through one coordinated closing. You don't have to figure out any of this yourself.

How the Process Works When You Have Title Issues

Step 1: Tell us about your situation. Call or text Roger at (502) 528-7273 or fill out the form on this page. Describe the title issue as best you can — Roger has heard it all and will know what to do.

Step 2: Roger evaluates the property and the title situation. He visits in person, looks at the home and land, and researches the title history. He'll explain exactly what needs to happen to fix the title and how long it will take.

Step 3: We make you a cash offer. The offer accounts for the property value and whatever work is needed to resolve the title. In many cases, we can close before the title is fully resolved by using an escrow arrangement with a title company.

Step 4: We handle all the paperwork. BMV filings, bond purchases, lien releases, heir coordination — all of it. You sign what you need to sign, get your check, and walk away.

Don't Let Paperwork Keep You Trapped

A title problem feels overwhelming when you're facing it alone. But for us, it's Tuesday. We've fixed dozens of title situations across Southern Indiana and the Louisville area. Lost titles, deceased owners, old liens, broken chains of ownership — we've solved them all. The paperwork has a solution. Let us handle it while you walk away with cash in your pocket.