The "Roadblock" Survival Guide: How We Save Your Closing When Things Get Messy

You've found your dream home. The offer was accepted. The mortgage is approved. You're already mentally arranging furniture in the living room. And then, out of nowhere, your title agency calls with "a little problem."

Your stomach drops. Your real estate agent sounds stressed. And suddenly, your home purchase feels like it's hanging by a thread.

Here's the thing: title issues happen. They happen more often than most people realize, especially in states like Pennsylvania and New Jersey where properties have been passed down through generations, old liens linger in the records, and boundary lines haven't been updated since your grandparents were kids.

But here's what separates a smooth closing from a total disaster: how your title agency responds when roadblocks appear.

At American National Land Transfer, we don't just find problems, we find solutions. And today, we're pulling back the curtain on how we save closings when things get messy.

The Roadblocks Nobody Warns You About

Let's be honest. Most buyers go into a real estate transaction thinking the hard part is finding the right property and securing financing. The title work? That's supposed to be a formality, right?

Not exactly.

When we dive into a title search, we're essentially investigating decades (sometimes centuries) of ownership history. And in that history, we often find surprises that can throw a wrench into your settlement services timeline.

Missing or Unknown Heirs

This one is more common than you'd think, especially with inherited properties in PA and NJ. Grandma passed away, the house went to her kids, but nobody bothered to properly update the deed. Fast forward twenty years, and now there's a cousin nobody's heard from in a decade who technically has a claim to the property.

Without resolving this, you can't get clear title. And without clear title, you can't close.

Old, Unreleased Mortgages

Picture this: the seller paid off their mortgage back in 2008, but the lender never filed the satisfaction of mortgage with the county. On paper, it looks like there's still a $150,000 lien on the property.

Is the money actually owed? No. But proving that and getting the proper release filed? That takes work, and a title agency that knows how to track down defunct lenders and navigate bureaucratic red tape.

Boundary Disputes and Survey Issues

Fences don't always follow property lines. That shed the neighbor built fifteen years ago? It might be sitting partially on the property you're trying to buy. In older neighborhoods throughout Pennsylvania and New Jersey, we see this constantly.

These encroachments need to be addressed before title insurance can be issued, and that means someone has to facilitate conversations, gather documentation, and sometimes get creative with solutions.

The Difference Between "We Can't Close" and "Let's Figure This Out"

Here's where we need to have a real conversation about what separates a good title agency from a great one.

Some title companies treat their job like a pass/fail test. They search the title, find an issue, and then hand you a report that essentially says, "Sorry, can't help you." They've identified the problem, which is technically their job. But then they leave you and your real estate agent scrambling to figure out what to do next.

That's not how we operate.

At American National Land Transfer, our mindset is different. When we uncover a roadblock, our first question is always: "Okay, how do we solve this?"

Missing heir? Let's start tracking them down and see if we can get a quitclaim deed signed.

Unreleased mortgage from a bank that merged three times and no longer exists? We know who to call and what documentation to gather.

Survey showing an encroachment? Let's talk through the options: maybe it's an easement agreement, maybe it's a boundary line adjustment, maybe the neighbor just needs to move their fence.

The point is, we don't throw our hands up. We roll up our sleeves.

Why Communication Changes Everything

Now, here's the part that might matter even more than our problem-solving skills: we actually keep you in the loop.

If you've ever worked with a title company that went radio silent for days at a time, you know how stressful that can be. You're sitting there wondering if everything is fine or if your closing is about to fall apart, and nobody's returning your calls.

We think that's unacceptable.

When we're working through a title issue, you'll know about it. Your real estate agent will know about it. Your lender will know about it. Everyone involved in your home purchase will be on the same page about what the problem is, what we're doing to fix it, and what the realistic timeline looks like.

This isn't just about being polite (though we like to think we're pretty pleasant to work with). It's about reducing stress and making sure nobody gets blindsided at the last minute.

Because here's the truth: most title issues ARE solvable. But they take time. And when everyone understands what's happening, we can adjust schedules, manage expectations, and keep the deal moving forward instead of watching it collapse.

Real Solutions for Real Problems

Let's get specific about how this plays out in practice.

Scenario 1: The Estate Sale Nightmare

A buyer in South Jersey was purchasing a property from an estate. During our title search, we discovered that the deceased owner had a sibling who was never accounted for in the probate process. Technically, this sibling (who had passed away years earlier) had heirs who could potentially claim an interest in the property.

Another title agency might have just flagged this and walked away. We didn't. We worked with the estate attorney to track down documentation proving the sibling had predeceased the property owner and had no surviving heirs with a valid claim. It took some digging, but we got it done: and the closing happened.

Scenario 2: The Mortgage That Wouldn't Die

A PA seller had paid off their mortgage in full back in 2011. The problem? The mortgage company had been acquired twice since then, and nobody had ever recorded the satisfaction. The current loan servicer had no record of the original loan.

We spent hours on the phone, tracking down the chain of acquisitions, locating archived records, and finally getting the proper release documentation filed. The seller didn't have to pay a dime extra: they'd already paid off their debt years ago. They just needed someone willing to do the legwork.

Scenario 3: The Fence Fiasco

A buyer fell in love with a home in a historic Pennsylvania neighborhood. The survey revealed that the neighbor's fence was about two feet over the property line: and had been for over twenty years.

Rather than letting the deal die, we facilitated a conversation between the parties. The result? A simple easement agreement that acknowledged the fence's location and protected everyone's interests. The title insurance was issued, and the buyer got their dream home.

What This Means for You

Whether you're a first-time homebuyer, a seasoned investor, or a real estate agent trying to get deals across the finish line, you deserve a title agency that treats your closing like it matters.

Because it does matter. This is one of the biggest financial transactions of your life. And when roadblocks appear: because sometimes they will: you need a team that responds with solutions, not excuses.

At American National Land Transfer , we've built our reputation on being the title company that figures things out. We communicate constantly, we dig deep to resolve issues, and we don't give up on your closing just because it got complicated.

Ready to Work With Problem Solvers?

If you're gearing up for a home purchase in Pennsylvania or New Jersey: or you're a real estate professional looking for a title agency that won't leave you hanging: we'd love to chat.

Take a look at our settlement services to see how we can help, or reach out directly to talk through your upcoming transaction. We're here to make sure your closing happens, even when things get messy.