Tax sales, quiet titles and taking ownership.

[Chris War]

Hello all! First post here and hoping to get some insight. This is a very informative forum to say the least. 

Here's my issue - 

My son and I have decided to get into the tax sale game after discovering a certain house we always liked is going up for an upset sale. To date we have already inspected the outside (and what we can see of the inside) as well had a title search done. This property is free and clear of any mortgages or liens other than the taxes. We'll be paying in all cash up to 35k - the tax lien is much lower than that as the starting bid. 

The auction is coming up next week and I still have a few questions which I'll itemize. 

1. Once the property is purchased where do we typically get title insurance to protect our investment before it's sold?

2. The county we're buying in has no redemption period. From what I understand once we bid and purchase the property is "ours". Being I live very close to this property I can verify it hasn't been occupied for at least 3 years which is considered vacant or abandoned if I read correctly. Can we go in once we win and pay at the auction?

3. What are the steps to get the actual deed? From research we have to get a quiet title done. Is it best doing this through a lawyer or is it something that can be done ourselves? How long does the process usually take?

Thank you in advance for your help!

[David Krulac]

@Chris War

The county will issue a Deed, it can take 4 weeks to 3 months.  Most title companies will want either a Quiet Title Action or a Quit claim Deed to issue title insurance.  Quiet Titles are filed in the Court of common Pleas, and while you can technically do it yourself, there are procedures and local rules that have to be complied with.  In one case the action was rejected because the margins on the filing were not according to regulations.

You get the Deed whether you do a QT or not, it comes automatically unless objections are filed by the owner.

A lot of what you have been told is just plain wrong.

Most attorneys don't deal with this kind of work, you need an attorney familar with Quiet Titles and Tax Sales.