DispoKey

    Liens on your house? We buy it anyway

    Contractor liens, court judgments, HOA balances and city fines can make a house feel unsellable. Title can sort them out at closing.

    • No repairs or cleaning
    • No agent commissions
    • Funds held by title

    The short answer

    DispoKey buys houses with mechanic's liens, judgment liens, HOA liens and municipal fines for cash; the title company identifies every lien, negotiates or pays them from the proceeds, and delivers clear title at closing.

    What weighs on you

    We hear this every week

    Liens block normal sales

    Lenders won't fund until title is clear.

    Balances grow

    Interest and fees accrue on many liens.

    Hard to untangle alone

    Multiple creditors, multiple processes.

    Funds held by a neutral title companyHomes in any conditionYou pick the closing dayInvestor buyers competeNo obligation, everAnswers in 24–48 hoursFunds held by a neutral title companyHomes in any conditionYou pick the closing dayInvestor buyers competeNo obligation, everAnswers in 24–48 hours

    Side by side

    Your options, honestly compared

    Most homeowners pick

    Direct sale with DispoKey

    Cash needed up front
    None
    Who finds every lien
    Our title company
    Negotiating payoffs
    Handled for you
    Time to close
    As little as 10–14 days once cleared

    Pay them off first

    Cash needed up front
    All lien balances
    Who finds every lien
    You
    Negotiating payoffs
    You
    Time to close
    Depends on your cash

    List with an agent

    Cash needed up front
    Usually some
    Who finds every lien
    Buyer's title, late in escrow
    Negotiating payoffs
    You
    Time to close
    Months

    How it works

    Four calm steps, at your pace

      1

      Full title search

      We find every recorded lien, so nothing surprises you.

      2

      Offer with a payoff plan

      See which liens get paid and what's left for you.

      3

      Payoffs and releases

      Title requests payoffs and lien releases from each creditor.

      4

      Clear title, cash to you

      Liens are released; the remainder is yours.

    Common types of property liens

    Mechanic's liens are filed by contractors or suppliers who say they weren't paid. Judgment liens follow a court judgment for a debt. HOA liens cover unpaid association dues, and municipal liens cover code fines, water bills or demolition costs. Each has its own priority and release process.

    Some liens can be negotiated, some are disputed, and some may have expired. A title company sees all of them on one report — that alone removes a lot of fear.

    When the liens exceed the equity

    If the total owed is more than the house can sell for, creditors may agree to accept less to get paid at all. We'll show you the math honestly. For legal disputes over a lien, speak with a local attorney.

    This page is general information, not legal, tax or financial advice. Rules vary by state; for your specific situation, talk with a licensed attorney, tax professional or HUD-approved housing counselor.

    Questions homeowners ask

    Related situations

    See your options today

    Free, private and no obligation. You decide what happens next.