How it works

A clear process for clouded titles.

Four steps, every one of them in plain English and in writing. You pay nothing at any point, and you owe nothing until you've signed a contract you've had every chance — and our encouragement — to have reviewed.

Tell us about the land

Call, write, or use the form. You don't need a deed in hand or a parcel number — a county and a family name is enough for us to start digging. The story as you know it (“it was my grandmother's, and nobody ever did the paperwork”) is often the most useful document of all.

Helpful, not required Old deeds or abstracts, tax receipts, a plat or survey, names of relatives who might hold an interest, and anything you've heard about old debts or disputes.

We review the title — free, and you keep the answers

We pull the county records, trace the chain of ownership, and identify exactly what stands between the land and a clean, insurable title. Then we put it in a plain-English summary and walk you through it.

That summary is yours whether or not we ever do business. If the title is actually clean and you'd do better listing with an agent, we'll tell you that, too.

What this costs you Nothing. No fee, no obligation, and no strings on the information.

You get a clear, written offer

If the property fits what we do, we make a cash offer — as-is, with the title in whatever condition it's in. We show our reasoning: what the land would be worth with clean title, what the cure is likely to cost in legal work and time, and how we got from one number to the other.

Our written offers stand for at least thirty days. Take it to your kitchen table, your family, and your own attorney — we genuinely encourage all three.

No pressure, on purpose We never invent deadlines. A decision about family land deserves the time it takes.

We cure the title; you close and get paid

Independent licensed attorneys handle the legal work — probate, quiet title, releases — at our expense. A licensed title company or closing attorney conducts the closing, holds the money, and records the deed. You're paid at that closing table, not before, not in pieces, and never in cash out of a truck.

Who does what Attorneys practice the law. Title companies handle the money. We fund the work, do the records research, and carry the timeline.

Two ways to structure it

Sell now, or sell when it's cured.

Different families need different things. Both structures are honest; they just trade speed against price. We'll lay out both, with numbers, and let you choose.

Structure A

Close now, as-is

We buy the property with the title in its current condition.
You're paid in full at closing — usually within a few weeks.
Every risk, cost, and courthouse wait after that belongs to us.
The price reflects the risk we're absorbing; it's the faster number, not the bigger one.

Structure B

Contract now, close when clear

We sign a purchase agreement, then fund and manage the curative work.
You close once the title is insurable — typically a stronger price, because the risk is resolved.
The wait is real: months for releases, longer for probate or quiet title.
If the cure fails, you owe us nothing — the cost of trying was ours.

No surprises

Who pays for what.

The short version: we pay. The exact allocation is confirmed in writing in every contract before you sign.

Item	Who pays
Title search, abstracting & courthouse records	Horace Forests
Curative legal work — probate, quiet title, lien releases	Horace Forests
Court filing fees & publication notices	Horace Forests
Survey, when one is needed	Horace Forests
Closing fees & document recording	Horace Forests
Back taxes owed on the property	Settled at closing from sale proceeds, spelled out in the contract
Your own attorney to review the deal (optional — we encourage it)	You, if you choose to hire one
Fees or commissions to Horace Forests	Nothing. We're the buyer, not your broker.

Honest words about timelines

Curative work runs on courthouse time. A missing release might clear in weeks; a probate or quiet-title action can take months — occasionally more than a year when heirs are hard to find or notice must run its course. We will never promise a date a judge hasn't agreed to. What we can promise: the waiting, the chasing, and the paying are ours to do, and you'll hear from us at every milestone.

What we ask of you

Three things. Tell us what you know — including the awkward parts; surprises cost more than problems. Be reachable when documents need signatures. And be patient with the courts; we'll carry the timeline, but we can't skip it.

Step one takes five minutes

Start with the free title review.

A county and a name is enough. We'll take it from there and come back to you with plain answers.

Request a free title assessment

Questions first? Read the FAQ or call (501) 725-1139.