Heir Property Resolution Plan

Family land with no clear title? We can fix that.

When a family member dies and the land is never probated, ownership passes to all the heirs together. After a generation or two, dozens of cousins may each own a small share. No one can sell, borrow against it, or qualify for some assistance programs. We establish who owns what and clear the title.

Call (844) 544-PLAN to schedule

The short answer

Heir property is land owned by several heirs because an estate was never settled. The fix is a court or affidavit process that establishes the heirs, followed by deeds or a partition if the owners want to divide or sell.

Do this first

✓Find the last recorded deed and the death dates of each owner since

✓Draw a simple family tree of the heirs

✓Note who lives on or pays taxes on the land

What happens without a plan

What heir property costs a family

Selling or borrowing

Without a plan

A buyer or lender will not accept a title with missing heirs. The land is stuck.

With the Heir Property Resolution Plan

Heirship is established and title is cleared so the land can be sold, mortgaged, or kept.

A forced sale

Without a plan

One co-owner, or an outside buyer of one share, can ask a court to partition, and the whole property may be sold.

With the Heir Property Resolution Plan

We protect your family’s interest and use the protections the law allows for heir property owners.

Taxes and upkeep

Without a plan

Unpaid taxes can lead to a tax sale, and no one has clear authority to manage the land.

With the Heir Property Resolution Plan

Clear owners, or a family trust or LLC, can manage and protect the land.

What the plan includes

How we resolve heir property

Title and family research

We trace the chain of title and identify every heir.

Heirship determination

In Mississippi, a chancery court determination of heirs; in Louisiana, a succession or affidavit of heirship; in D.C., a probate proceeding.

Deeds among family members

When the family agrees, heirs can consolidate ownership by deed.

Partition

When co-owners disagree, we represent you in a partition action to divide or sell the land fairly.

Protecting the family’s share

We raise buy-out rights and other protections available to heir property owners.

A plan for the next generation

A trust or family LLC keeps the land from becoming heir property again.

Questions

Common questions

Every family is different. A 15-minute call with a licensed attorney answers the rest.

MississippiMississippi Probate Guide→ LouisianaLouisiana Succession Guide→ Washington, D.C.District of Columbia Probate Guide→

What is heir property?

Land that passed to several heirs without a probate or succession, so each heir owns an undivided share and no one has clear title alone.

Can one cousin force the land to be sold?

Any co-owner can ask a court to partition. Some states give heir property owners extra protections, such as the right to buy out the share first. We will tell you which apply.

How long does it take to clear title?

It depends on how many heirs there are and whether they agree. Agreed matters move much faster than contested ones.

What does it cost?

We quote a flat fee for uncontested heirship matters after reviewing the title. Contested partitions carry additional fees, and we tell you in writing before that work begins.

Keep the family land in the family.

In 15 minutes, a licensed attorney will tell you what your family needs and quote the flat fee in writing.

Call to schedule