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Our approach to complexity: We assess every situation on its own facts. We work with experienced Dallas County probate attorneys and title companies. We tell you honestly what is possible, what it will take, and what the timeline looks like , and we stay engaged through the whole process, not just until it gets difficult.
Common Complex Situations We Handle
Contested Wills
A contested will requires the dispute to be resolved before clear title can pass to a buyer. In some cases we can structure a purchase that allows willing parties to proceed while the contest is pending , this depends on the specific facts and requires attorney guidance. We work with Dallas County probate litigators who handle these matters regularly.
Medicaid Estate Recovery Liens
If the deceased received Medicaid benefits, the Texas Health and Human Services Commission (HHSC) may file a claim against the estate. Medicaid liens are negotiable in Texas and must be resolved at or before closing. We factor these into our offer structure and coordinate with HHSC on the estate’s behalf. Most Medicaid liens do not prevent a sale , they require proper handling, not avoidance.
Missing or Unlocatable Heirs
Missing heirs require an heirship determination proceeding or a citation by publication , a legal notice published in a Dallas County qualifying newspaper that provides the missing heir an opportunity to come forward. This adds time to the process but does not necessarily prevent a sale. We work with attorneys who handle this regularly.
Federal Tax Liens (IRS)
An IRS lien against a deceased person’s estate must be addressed before title can transfer cleanly. We work with the estate’s attorney to negotiate lien releases or subordination agreements. These are manageable with the right professional coordination , and we have that coordination built into our process.
Out-of-State Beneficiaries
When heirs are scattered across multiple states, coordination becomes complex , remote notarizations, wire transfers, time zone logistics, and varying state requirements. We manage this communication and can typically close remotely without requiring anyone to travel to Dallas.
Properties with Active Tenants
An inherited property with a tenant in place has additional considerations , lease terms, notice requirements under Texas Property Code, and the tenant’s right of first refusal in some situations. We assess the specific lease situation and determine the appropriate path forward, whether that means buying subject to the existing lease or coordinating a transition.
Significant Title Defects
Old unreleased liens, incorrect legal descriptions, gaps in the chain of title, deed errors. Most title defects are curable with the right title company and enough time. We work with Dallas County title companies that specialize in probate and inherited property transactions and can clear most issues before closing.
Properties with Code Violations or Receivership Risk
If the city of Dallas has cited the property for code violations, or if a receivership action is pending, the timeline becomes urgent. We move quickly on these situations because waiting typically makes them worse and more expensive.
Working with Dallas Probate Attorneys
For truly complex situations, we believe the best outcome for your family involves the right legal guidance alongside a motivated buyer. We maintain referral relationships with experienced Dallas County probate attorneys and can connect you with the right counsel at no cost to you. This is our backlink strategy , mutual referrals with attorneys who trust us enough to send their clients our way.
Describe Your Situation →Frequently Asked Questions
Do you buy inherited houses with Medicaid liens?
Yes. Medicaid estate recovery claims are negotiable in Texas and must be resolved at or before closing. We factor these into our offer and coordinate with HHSC. Most Medicaid liens do not prevent a sale.
What if there are missing heirs?
Missing heirs require an heirship determination proceeding or citation by publication. We work with attorneys who handle these proceedings. It adds time but does not necessarily prevent a sale.
Can you buy a property with a contested will?
In some cases, yes. It depends on the specific facts and requires attorney guidance. We work with Dallas County probate litigators who handle these matters regularly.
Do you handle properties with tenants?
Yes. We assess the lease situation and determine whether buying subject to the existing lease or coordinating a tenant transition is the right approach.