Most closings look smooth on the outside — but behind the scenes, it often takes expert investigation to get the job done. At S&K Closings, we solve title puzzles every day so buyers and sellers never have to stress. Here’s a true story from our files (with identifying details changed for privacy) that shows what really happens when the title gets tangled.
The Setup:
A couple was selling a home they had inherited from a relative who passed away without a will. The estate had already gone through probate — or so everyone thought.
The Twist:
During the title search, we discovered that the deceased had a previously unknown child from a prior relationship — a legal heir who had not been included in the probate process.
Without this heir’s sign-off, the sale could not legally move forward.
We immediately:
Contacted the seller’s attorney to confirm probate details
Identified and located the missing heir
Coordinated with all parties to execute the necessary legal documents
Worked with the title underwriter to clear the file for closing
It took diplomacy, patience, and a deep understanding of inheritance law — but the transaction was saved. The buyers got their home, the sellers got peace of mind, and no one had to learn about probate court the hard way.
Most people never hear about these issues — because companies like ours catch and fix them before they explode. But not all title companies are built the same.
At S&K Closings, we:
Approach every file like an investigator
Communicate clearly and quickly with clients
Solve problems with empathy and professionalism
Treat unusual cases like everyday work — because for us, they are
Whether you're dealing with a family estate, legal gray area, or just something that feels off — S&K Closings is the partner who digs deeper, stays calm, and makes it happen.