Clearing Title Problems In Ohio: Understanding Quiet Title Actions And How They Protect Property Owners

Most homeowners assume that once they buy a property, the title is clear and fully theirs. But sometimes, issues surface after the purchase, such as unresolved liens, old mortgages, ownership disputes, boundary disagreements, or mistakes in past deeds. These complications are known as “clouds on title,” and they can prevent you from refinancing, selling, or transferring the property.

When that happens, one legal tool becomes especially important: the quiet title action.

What is a “cloud on title”? 

A cloud on title is anything that calls ownership into question. Common examples in Ohio include:

• A prior mortgage that was paid off but never formally released
• A property inherited by several family members, and one never signed off
• A contractor who claims they were never paid and recorded a mechanic’s lien
• A deed with incorrect names or missing signatures
• A boundary line that doesn’t match how the property is actually being used
• An old land contract or lease-option that was never properly recorded or canceled

Sometimes, the issue is discovered during a real estate closing or refinance. Other times, the owner doesn’t find out until a title insurance company refuses to insure the transaction. That effectively freezes the property in place.

What a quiet title action does 

A quiet title action is a civil lawsuit asking the court to confirm who legally owns the property. The goal is simple: eliminate disputes, validate ownership, and clear the title.

When the action is completed, the court issues a judgment that “quiets” or removes competing claims. The judgment is then recorded in the county property records, giving future buyers and lenders confidence that ownership is clean.

Why quiet title actions matter in Ohio 

Ohio has a long history of properties passing through families, land contracts, and handshake agreements. Over time, paperwork gets lost. People move. Estates aren’t handled properly. Records conflict.

For many borrowers, investors, and small developers, the issue isn’t dramatic—it’s just blocking progress:

• A family can’t sell a house because an old mortgage is still listed
• An investor can’t flip a property because a former owner’s heir appears on the chain of title
• A homeowner can’t refinance because of a dispute with a neighbor about a fence line

A quiet title action allows these situations to move forward.

When to consider filing a quiet title action 

You may need a quiet title action if:

• A title company refuses to insure your sale or loan
• You purchased property at a tax or sheriff’s sale
• You inherited property with unclear ownership history
• A survey shows encroachment or disputed boundary use
• A lien or claim appears that you believe is invalid or expired

Title issues rarely resolve themselves. The longer they linger, the harder they can be to fix. If you’re facing a clouded title in Ohio, an attorney can review the chain of ownership, evaluate claims, and—if necessary—file a quiet title action to clear the way.

Talk to a Columbus, OH, Quiet Title Lawyer Today 

Kohl & Cook Law Firm, LLC, represents the interests of Columbus residents who need to clear a title. Call our Columbus quiet title lawyers today to schedule an appointment and learn more about how we can help.