Liens & Tax Encumbrances
Liens, judgments, or delinquent taxes attached to the property.
Encumbrances — recorded claims against the property — are among the most common reasons a sale falls apart. They also happen to be among the most predictable to resolve, once you know how each category is treated at closing.
The concern owners usually voice is that the liens will consume all of the equity. In many transactions we structure, that is not the outcome — the seller still walks away with funds. We show you the numbers openly at the Assessment.
Can a property sell with liens against it?
Yes, and it is routine in our practice. Ad valorem tax delinquency, abstract of judgment liens, HOA assessment liens, hospital liens, mechanic's liens, and IRS liens are all resolved at closing through negotiation, subordination, or full satisfaction from proceeds. The title company issues a title policy insuring clean title to the buyer, and the seller receives whatever proceeds remain after the encumbrances are cleared. Our firm handles the negotiation with each lienholder.
What if the liens exceed the property's equity?
Then the arithmetic must be honest. Where encumbrances exceed value, we negotiate short-payoffs with lienholders — accepting a discounted release in exchange for a clean, timely closing — to bring the transaction into a workable range. This is not guaranteed on every file, and where it cannot be done we say so directly at the Assessment rather than tie the property up in an agreement that will not close.
What about property tax lawsuits or an impending tax sale?
Time-sensitive. Harris and Montgomery County tax suits proceed on a set calendar, and once a property is posted for a tax sale the window narrows sharply. We move quickly on these files, coordinate directly with the taxing authorities and their counsel, and satisfy the delinquent taxes from closing proceeds. Call sooner rather than later on any active suit.
One call. A clear answer. Finally.
The engagement path.
Complimentary Screening Call
A brief conversation (10–15 minutes) to identify the impediment and confirm the property fits our acquisition criteria. No documents required; no obligation.
Property Situation Assessment
A dedicated working session with our team producing a written analysis: the precise defect, the curative path and timeline, the property's as-is valuation, and your options ranked with honest numbers.
Resolution & Closing
We execute a standard Texas purchase agreement, fund and complete all curative work, and close at a licensed title company. Every legal and title cost is borne by our firm; proceeds are wired to you at closing.
Prefer to speak with someone now? Call (713) 438-2992