01
Ownership and conveyance
Missing, unrecorded, or defective deeds; breaks in chain of title; conflicting transfers; fractional interests; life estates; and defects in names, authority, signatures, or legal descriptions.
Curative real estate
A path forward for property that cannot be sold the usual way.
Ross Resolution Partners evaluates real estate affected by broken title, unresolved estates, liens, delinquent taxes, and foreclosure. When the record supports a transaction, we may acquire the property or a transferable interest and assume the post-closing work and risk expressly assigned to us.
01 / The premise
Ordinary buyers wait for clean title. Our work starts before that.
A sale can stop because ownership was never properly conveyed, an estate was never completed, several people hold fractional interests, or debt and enforcement deadlines have overtaken the transaction.
We examine the ownership record, the claims against the property, the parties who can act, and the time available. From there, we determine whether a purchase or structured collaboration is workable.
Where transactions stop
The record does not match reality.
A title defect rarely appears alone. We review ownership, debt, deadlines, documents, and possession together.
02
Estates and heirs
A deceased record owner; intestacy; unopened or stalled probate; multiple generations of heirs; and interest holders who are unknown, unreachable, out of state, or unable to agree.
03
Liens and enforcement
Delinquent taxes, tax sale or foreclosure, mortgage default, judgments, association or municipal claims, code-enforcement charges, and security instruments that were paid but never released.
04
Claims and control
Co-owner disputes, adverse occupancy or possession claims, partition or quiet-title needs, bankruptcy, receivership, pending litigation, and conditions that prevent an ordinary closing.
Representative matters only. The available path depends on the jurisdiction, record, parties, deadlines, transferability, property condition, and economics.
Evidence before structure
We begin with the record—not a generic offer.
We identify what is owned, what is owed, what can legally be transferred, and which signatures, releases, approvals, or proceedings may be required.
- 01
Establish the facts
Start with the address, county, your connection to the property, and any known debt or deadline.
- 02
Map the problem
Review available records to identify the defect, interested parties, recorded claims, and dependencies.
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Structure the transaction
Define what can be acquired, the required conditions, anticipated sequence, and proposed economics.
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Coordinate the work
Proceed with the appropriate title company, counsel, fiduciary, creditor, court, or public authority.
Ross Resolution Partners is not a law firm and does not provide legal advice. Legal proceedings and regulated professional services must be performed by the appropriate licensed professionals.
Two ways to begin
Bring the propertyor bring the file.
Built on evidence
Each property is reviewed as a case—not a lead.
We combine recorded ownership history, tax status, probate indicators, conveyance dates, parcel data, vacancy and code records, and other lawful public sources. Automation helps surface anomalies; decisions depend on documents, identity, authority, claims, and a defensible path to transfer. Where succession is unclear, we investigate ownership history, build a probable ownership path, and identify likely interested parties; legal heirship conclusions remain the work of the appropriate professionals.
Recorded documentsTax and lien historyProbate and fiduciary recordsOwner and heirship researchEquity and deadline analysisVacancy and code records
Start with what you know
You do not need a complete file to start.
An address, county, and plain-language account of what happened are enough for an initial screen. If a deed, tax notice, probate filing, foreclosure notice, title commitment, or prior contract exists, simply tell us.
Do not send Social Security numbers, account credentials, privileged material, or unredacted sensitive records through a public form.
Initial review
Show us where the transaction stopped.
We will review the facts and determine whether the matter fits our acquisition model.