Code violations, unpaid HOA dues, IRS liens, judgment liens, county citations, these are the things that make traditional sales fall apart at the title table, after weeks of work and waiting. A buyer's lender sees a property with active code violations or an IRS lien and they pull financing. The deal dies. You're back to square one. I buy with cash, and I work through these title complications as part of the normal closing process.
Outstanding code violations in Maryland and Virginia come in all varieties, unsafe structure citations, permit violations for work done without permits, zoning violations, health code citations. Some are minor and easily resolved. Others represent years of accumulated issues that look overwhelming on paper but are manageable in practice when you have the right title company and the right buyer. My team has worked through every variety.
IRS and state tax liens, judgment liens from creditors, mechanic's liens from contractors, these all attach to real property and appear in the title search. When you sell to me, the title company calculates the payoff amount for each lien and settles them from the sale proceeds before you receive your balance. You don't come to closing with a check; the proceeds handle it. This is how all real estate sales work with liens, selling to a cash buyer just removes the complication of a bank lender getting spooked by them.
HOA issues deserve special attention. In Maryland and Virginia, HOA communities are empowered to place liens for unpaid assessments and dues. These liens take priority in certain situations and can complicate title significantly. I've bought properties in Reston HOA communities, St. Charles in Charles County, and dozens of other HOA-heavy markets with outstanding balances, contested assessments, and access disputes. The HOA gets paid at closing. The new owner (me) takes over the relationship. You move on.
No commissions, no closing costs on your end. The offer I make accounts for the liens that will be paid at closing. Fill out the form below and I'll call you today.
