Case Studies
Real situations. Practical solutions.
Three in-depth examples of the kinds of complex heirship, probate, title, and foreclosure cases we resolve every year — often under tight deadlines, and always with multiple parties at the table.
Case Study 01 · Heirship
From Foreclosure to Clear Title: A 40-Year Ownership Challenge
The Challenge
- Property facing foreclosure with less than two months remaining.
- Owner had passed away in 1986 — no probate ever completed.
- Ownership had passed to extended family across OR, WA, ID, CA, SC, and Canada.
- Many heirs had never met one another; one was incarcerated.
- Fractional ownership
Our Solution
- Conducted extensive heir research to identify and locate all parties.
- Individually explained the foreclosure, legal issues, and options to each heir.
- Negotiated agreements with 18 heirs for the transfer of heirship interests.
- Coordinated documentation across multiple states and countries.
- Paid delinquent property taxes and stopped the foreclosure process.
- Completed the probate proceedings that had been pending since 1986.
The Result
- Located and worked with 18 heirs across 6 states and Canada.
- Obtained all necessary heirship transfers and agreements.
- Paid delinquent property taxes — foreclosure prevented.
- Probate completed; title issues spanning four decades resolved.
- Property value preserved with a clear path forward.
Case Study 02 · Trust Failure
Solving a Multi-Generation Trust Failure Before Foreclosure
The Challenge
- A mother's will created a trust naming her two sons as trustees, with the daughter granted occupancy rights.
- Mother, both trustee sons, and the daughter had all passed away.
- No living trustee remained with authority to administer the trust.
- Property taxes went unpaid; foreclosure proceedings began.
- Surviving beneficiaries had no legal authority to act.
Our Solution
- Reviewed trust documents and identified a backup trustee — a bank.
- Located the successor institution after multiple ownership changes.
- Explained the trust history and foreclosure situation to representatives.
- Successfully obtained a formal waiver of the bank's trustee rights.
- Retained legal counsel to petition for a new successor trustee.
- Facilitated the appointment of the granddaughter as successor trustee.
The Result
- Identified and located the successor institution holding trustee rights.
- Obtained the bank's waiver of trustee authority.
- Granddaughter appointed as successor trustee.
- Trust authority restored; beneficiaries empowered to protect the property.
- Foreclosure pathway interrupted in time to act.
Case Study 03 · Title & Code Violations
From Unsellable to Saved: Clearing Title Under a 21-Day Deadline
The Challenge
- Property owner waited until 3 weeks before the foreclosure deadline to sell.
- Title report revealed an outstanding deed of trust from a deceased grantor with no release.
- City code violations and related liens totaled approximately $94,000.
- The property was effectively unsellable in its current condition.
Our Solution
- Traced the original deed of trust grantor and located surviving heirs.
- Coordinated execution of legal documents to formally release the deed of trust.
- Reviewed each city code violation in detail on behalf of the owner.
- Engaged the city directly to challenge violations that did not apply.
- Negotiated reductions and a structured resolution for remaining valid liens.
The Result
- Imminent foreclosure prevented.
- Major deed of trust cleared via coordination with heirs of a deceased grantor.
- Incorrectly assessed code violations overturned.
- Approximately $80,000 in liens and violations negotiated away.
- Marketable title restored in time to preserve saleability and equity.
Confidential conversation
Facing a difficult property situation?
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