Our Faq's
Tell Me About Your Company.
We are Tax Title Services (TTS). Our primary objective is to qualify tax deed properties for title insurance. There is no need for quiet title action. We provide nationally recognized Foreclosure Due Process Certifications and Curative Work. Since we do all of our work in house, we are faster and less expensive than the more common practice of using an attorney’s services. Our partner underwriters will issue insurance based on our curative work package, thus allowing your property to be sold or to obtain a mortgage. We are Thorough, Fast, and Inexpensive.
How Long Has TTS Been in Business?
We were established in July of 2000.
What is FORECLOSURE DUE PROCESS CERTIFICATION?
This is our exclusive in house process of certifying the completeness and accuracy of the tax lien foreclosure due process and/ or curative work. We address all applicable due process issues that may arise, thus eliminating the need for the current industry practice of quiet title action, or waiting out statute of limitation periods. Our process is Faster and Less Expensive.
What Is TTS’s Role?
We are Tax Title Curative Consultants. Our professionals work diligently to satisfy our program title underwriter’s Schedule B title commitment requirement to resolve your tax deed issue*. Our process is similar to the industry-standard or the “either-or” requirement for obtaining a quiet title judgment using an attorney. We perform our certification or curative work completely in house for fast, accurate, and inexpensive results.
*Please be aware we are an in house underwriting process only. This is not an insurance product. Our process is recognized only by our partner program title underwriters.
Will The Certification/ Curative Work Warrant or Insure Anything to The Client?
No. The TTS process is an exclusive in house underwriting process that is only recognized by our program title underwriters. It is not an insurance product, and thus has no guarantees. Our process confirms to the title agent that all of the necessary state approved tax title underwriting has been performed. They can then insure without taking exception to the tax deed, or requiring quiet title action.
Is Purchasing These Types of Properties Risky?
The purchase of any property involves some risk. You will need to be flexible in resolving any issues that may arise, such as municipality liens in the form of code enforcement, or weed abatement liens. These types of liens are not normally extinguished by tax foreclosures and will need to be addressed by the purchaser.
Completion of our certification process will allow our program title underwriters to recognize that all ownership interests and money matters are wiped out by the tax deed process. The exception will be issues such as the above mentioned liens.
How Much Does Your Service Cost?
Our service prices range from approximately $1600 to $2800. The exact price will depend of the property’s value. Please refer to our pricing page for a detailed explanation of our prices.
In contrast, quiet title action will normally cost you $4000-$8000
How Long Does The TTS Certification Process Take?
Upon receipt of your order, the normal turnaround time is approximately 60 DAYS. The normal process is as follows:
30 DAYS to gather and review the title and tax foreclosure file for any issues.
10-30 DAYS to cure those issues.
Delays may occur if there is a need for additional information or difficult curative issues arise.
If there are no delays or difficult curative issues, the process can be completed in as little as 30- 45 days*.
In contrast, quiet title action usually takes a minimum of 6 months.
*If you need service more quickly, you may purchase our Expedited Service for an additional $250.
In What States Are Your Services Currently Recognized?
AL, AR, AZ, CA, CO, DC, FL, GA, IA, ID, IL, IN, LA, MD, MI, MO, MS, MT, NV, NY, OH, SC, TN, TX, WA, & WV
In other states, we can work with you based on your needs.
Is TTS Adding Additional States?
We are always ready to expand our service area based on your needs, and the number of properties available for service in those areas. If you have other states you would like us to develop, we will be happy to have you provide some test cases for us to use over a 2-3 month period to develop a process with our title underwriters.
We Have Tried To Get Title Insurance For Tax Deeded Properties For Years. How Can TTS Do What No One Else Could Before?
David Schumacher, our company president, developed this revolutionary process over a period of several years. Drawing from his years as a title officer, and later as Assistant Vice President with First American Title’s default division, Dave developed the experience and understanding necessary to create this exclusive program and the business model for TTS. After 11 years in business, TTS is proud to be the premier company in the nation able to qualify tax deed properties for title insurance without quiet title action.
Which Title Underwriters Will Issue Title Insurance based on the TTS Foreclosure Due Process Certification?
Initially, TTS started this program in partnership with First American Title Insurance Company Nationwide. As our business has grown, we have also developed working underwriter relationships with Stewart Title in most states. We also work with Fidelity, and Old Republic Title on a limited state by state basis.
Do I Need to Get Foreclosure Due Process Certification in Order to Obtain Title Insurance For My Tax Deed Property?
There are Two Options:
- Hire an Attorney. Pay thousands of dollars, and wait many months while the court validates the tax sale.
OR
-
Hire TTS. We are Professional, Thorough, Fast, and Inexpensive. We will issue a Certification which validates the tax sale to our program title underwriters quickly and inexpensively. There is no need for quiet title action.
What is The Post Foreclosure Due Process Review?
Post foreclosure due process review is the process of gathering and comparing the foreclosure title report (search) to the insurable title report (search) that is ordered by TTS. This process verifies all of the required notifications that have been sent and have proof of being sent.
Are There Any Other Companies That Perform The Same Service as TTS?
To our knowledge, we are the only nationwide company able to provide this Revolutionary and Unique service.
What Kind of Guarantees Can TTS Offer Me in Obtaining Title Insurance for My Tax Deed Property?
Tax Title Services cannot guarantee a specific property will qualify for title insurance. However, if the foreclosure due process was done completely and accurately, and the tax deed holder confirms actual possession of the property, the risk of challenge is minimized. We have never been refused title insurance by any of our 3 national title insurers when we have issued certification for a property. If your property fails to obtain title insurance after TTS has issued a certification, there will be no charge for our service*.
*Please Note: The TTS Certification/ Curative Work process is an in house underwriting service only recognized by our program title underwriters. It is Not an insurance product and has no guarantees. Or process is confirmation to the title agent that we have completed the state approved tax title underwriting. They can then insure the property without taking exception to the tax deed, or require quiet title action.
If Your Program is Utilized Initially, Will There Be Any Issues Insuring the Property in the Future? Is Marketability an Issue?
Non buyer-attorney states or judicial foreclosure states such as: California, Michigan, Indiana, and Georgia, do not have marketability issues under normal circumstances.
Buyer -attorney states such as: Florida, South Carolina, and Mississippi may have marketability issues. Some title underwriters will not recognize these sorts of titles as good title. Marketability can only be defined by the insuring title underwriter’s willingness to insure the property in the future.
Do You Have Expedited Service?
Yes. There is an additional $250 charge for rush service.
What if The Tax Deed Property I Acquire Has Incomplete Due Processing Notices? Can I Still Get Title Insurance With Your Certification Program?
Yes. During our due process review, we will discover if any statutory requirements have not been met. We will identify any title related defects that affect insurability and take the necessary corrective actions (title curing).
In some rare cases TTS is unable to “cure” these due process deficiencies. A quiet title action may be required to obtain title insurance.
To date, however, in these rare instances where TTS has been unable to “cure” these defects in the tax foreclosure process, we have mediated a buy-back or another type of resolution with the affected party and the tax deed holder. Generally, the tax deed holder receives their investment back, along with any costs and interest, and a premium. This is the same result often obtained through quiet title action, but without the hassle or delay of going to court.
Is Obtaining Title Insurance For Tax Deeded Properties Important?
Yes, very. Prospective buyers cannot buy your property using lender funds without title insurance. Banks will not make a loan without title insurance. You will limit the amount of prospective buyers for your property, and decrease your property’s market value. With title insurance, any qualified buyer can obtain a loan and purchase your property at full market value. This means more cash in your pocket!
Is There a Way To Evaluate a Particular Property Prior to Purchase and Determine if Title Insurance Can Be Obtained?
Yes, but it is generally cost prohibitive. There are no guarantees you will win the bid, and our $750 deposit required at the time of order is non-refundable.
Are There Situations When A Title Cannot Be Cleared?
Yes, Rarely. In those cases, we can mediate a buy-back if the client desires our assistance. We certify 90% of the orders we receive. About 10% will end up in a mediated buy-back. Normally the tax deed holder is bought out at a profit. We are Faster, Less Expensive, and much Friendlier than going to court.
Do You Offer Administrative Tax Lien Foreclosure- Tax Deed Application Due Process Foreclosure Noticing?
Yes we do! We offer this service for GA, MT, NE, IA, IL, IN, LA, MO, AL, and other applicable states.
Our pricing is $650-plus hard costs
Estimated Total= $1650.
We encourage our clients to use this service. Our process exceeds state & federal due process statutes.
For those customers who prefer to do their own noticing, we also offer our Due Diligence Package for only $350 – plus hard costs.
Estimated Total = $785.
This package gives you the list of affected parties and necessary due process noticing address information.
Does TTS Help Me in Closing The Transaction After The Property is Under Contract to Sell?
Yes we do! Once you have a buyer under contract we will send the original certification and insurable title search to the direct title underwriter office, or title agent closing office. We will then advise you or your realtor where to deliver the original purchase agreement and earnest money. If there are any title related questions or concerns during closing, TTS can help you resolve them in order to close the transaction.
Does TTS Have Errors and Omissions Insurance?
Yes! We are a strong believer in E&O Insurance and carry an active policy. In addition, we require all of our vendors to carry E&O coverage.
Are You The Title Company For Closing?
No. We are Tax Title Curative Consultants only. Our professionals perform certification or curative work completely in house for fast, accurate, and inexpensive results. We then coordinate our service with local title agent vendors who are partnered with our program title underwriters.
Do You Prepare Documents For My Regular Title Company?
No. We are not title agents. We do not issue title insurance. Upon successful completion of our certification process, we will provide the required Certification/ Curative Work Package to our partner title agent vendor(s) that recognize(s) our service.
How Do I Place An Order With TTS?
1. Go to the TTS website at www.taxtitleservices.com
2. Download the PDF order form located at the top left hand side of the page.
3. Fill out the necessary information.
4. Mail the order form, a copy of the tax deed, any resale purchase agreement (if applicable), and a $750 non refundable initial payment. Fed Ex or UPS is recommended.
Please Note: If you already have a title commitment search from First American Title or Stewart Title requesting certification from TTS, please send this document along with the order form, and a $500 payment.
Upon receipt of this information, we will begin processing your order. Upon completion in approximately 45-60 days, we will invoice you for the outstanding balance. When we receive payment we will forward the Certification Package to our partner program title underwriter or agent office. They will then issue the insurance.