Skip to main content

Title to real property must be clear and marketable in order for a sale or refinance to proceed. But in Florida, many properties—especially inherited homes, tax deeds, or distressed sales—come with clouds on title. When title defects prevent clean ownership, a quiet title action may be necessary.

What Is a Quiet Title Action?

A quiet title action is a lawsuit filed in circuit court to establish or “quiet” ownership by removing claims, defects, or disputes over a property’s title. Common reasons include:

  • Unreleased liens or mortgages
  • Forged or missing deeds
  • Heirs or unknown parties claiming ownership
  • Boundary disputes or easement conflicts

Quiet title actions are especially common after tax deed sales or in probate scenarios where the chain of title is unclear.

Legal Process and Timeline

  1. File a complaint in circuit court
  2. Serve all potential claimants
  3. Run legal notice publication for unknown parties
  4. If uncontested, receive a final judgment after 60–120 days
  5. Record the judgment to finalize the title

If contested, the process may take longer and involve discovery or a trial.

Why It Matters for Buyers and Investors

Without clear title, buyers can’t obtain title insurance or financing. Even cash buyers should avoid properties with unresolved title issues unless they plan to file a quiet title action.

Real estate attorneys play a key role in examining the title, determining the best course of action, and filing the lawsuit if necessary. In some cases, they can also negotiate settlements with lienholders or other claimants without going to court.

A quiet title action is one of the most effective tools for curing title defects in Florida—especially in complex, high-risk, or legacy property scenarios.