What Is A Quiet Title Action?

In essence, a quiet title action is a lawsuit filed in a court specializing in real estate matters. The purpose of the lawsuit is to “quiet” other claims—asserting the rights of the filer and removing doubts concerning the ownership of the property. The action is crucial in situations where the property’s ownership history is complex, fragmented, or unclear.

When Do You Need A Quiet Title Action?

The need for a quiet title action generally arises when there are issues or ambiguities in the property’s title history. Such issues may include disputes arising from inheritance problems, claims by lien holders, tax sales, or inconsistencies in the property’s deed. In Georgia, a quiet title action is particularly useful in rectifying title issues due to tax deeds sales and resolving boundary line disputes.

How Does A Quiet Title Action Work In Georgia?

Georgia’s quiet title law allows individuals to clear a property’s title by filing an action in the Superior Court of the county where the property is located. Once the action is filed, the court examines the title’s history and claims. It then determines who holds the rightful ownership. The filing party (the plaintiff) must provide all the information concerning the property, including a full legal description and the potential claimants to the property’s title. The court then orders a special master (a court-appointed neutral third party) to investigate and report on these claims. Based on the special master’s report and their discretion, the court delivers its judgment.

How Long Does A Quiet Title Action Take?

The duration of a quiet title action in Georgia can vary greatly depending on the complexity of the title and the number of claimants. A straightforward quiet title action can be completed within two to three months, but a more complex situation involving multiple parties or disputes may take a year or more.

Can A Quiet Title Action Remove Liens?

While a quiet title action can help clear the title from other claims, it’s important to understand that it does not automatically remove liens against the property. Certain liens, such as tax liens or mortgages, may still need to be addressed separately.

Do I need an attorney for a quiet title action in Georgia?

Yes, given the complex nature of real estate laws and the importance of the quiet title action process, it’s advisable to seek the help of an experienced real estate attorney.

What is a title search, and why is it important?

A title search is a comprehensive examination of public records to determine the legal ownership of a property, and whether there are any claims or liens on it. It’s a crucial step before initiating a quiet title action.

Can adverse possession apply in Georgia?

Yes, Georgia law recognizes adverse possession where a person who is not the legal owner of a property occupies it continuously for a certain period and meets other legal requirements. However, successfully claiming ownership through adverse possession is quite rare and complex.

Can a quiet title action resolve easement disputes?

Yes, a quiet title action can help resolve disputes related to easements, right of way, or other property encroachments.

CLIENT TESTIMONIALS

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Thrift McLemore was recommended to me by a friend, and they were a fantastic recommendation! They made working through my problem very straightforward and understandable. They are knowledgeable, honest, and efficient. I would work with them without hesitation if the need ever arose. You never hope to have a problem that requires an attorney, but when you do, you want a team you can trust. Thanks!

Shane |
(5-star review)

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These guys have it together. And if feels like you've been taken care of by family.

Leigh-Ann |
(5-star review)

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If you are looking for someone who acts like they value your business, communicates honestly and often, can develop an effective case strategy, can go toe to toe with the largest firms, has superior negotiation skills, then give them a try. I’m glad I did.

Anonymous |
(5-star review)

“

Outstanding! I've used these lawyers twice now and received exceptional service both times. Friendly professional service at fair rates.

Amanda |
(5-star review)

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My wife and I appreciated their thorough attention to detail and compassionate and knowledgeable approach to the many facets of estate planning. Estate planning can be emotionally difficult, but their team made the process a pleasure and the results have provided us long-term peace of mind.

Jeff |
(5-star review)

Thrift McLemore

4.9

Based on 388 reviews

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Freda Hamilton

1734662408

I met Stephanie at dinner after receiving an invitation to come listen to her speak about estate planning. Honestly, I was just going for the free meal. After hearing her speak and talking with her afterwards, I knew that she’s who I wanted to work with on my trust. She was very knowledgeable and explained things in a way that even I could understand.I met with her the following week. Today, I signed the final papers for my plan. Throughout the entire process, I cannot tell you how thorough everyone was on her team. Eric, the face of the front office, was kind and polite with every encounter. Zenia, her assistant, was just as friendly and thorough each time I spoke with her. I cannot say enough good things about this team. If you are looking for someone to help you create your will and trust, look no further!

Taylor Smith

1733847665

1733621727

Eddie was a pleasure to work with. He patiently listened to my case and helped me to understand the process and what my options would be. I appreciate the candid recommendations and will definitely look into working with them for future services.

raymond turner

1732119473

I met Eddy a week ago and asked him for help with a legal issue and he was able to direct me in the right direction. He is truly a great attorney very courteous and tactful you should be very proud to have a Gem on your team

Jason Park

1731789995

They did a great job for my family, I truly appreciate their expertise and knowledge. You won't go wrong setting up an appointment and talking over your needs, for you and your family.

Jeffery Rowe

1731496653

Stephanie and her team are great - highly organized, professional, and attentive.

JoAnn Karlebach

1730493621

chasity cason

1730298614

Devon Rifkin

1730140477

Working with Stephanie Eban was an absolute pleasure and breath of fresh air. In a world where client services, communication and attention to detail is increasingly hard to find, Stephanie and her team made our experience with their firm predictable. I say predictable because they took the time to ascertain our needs and then work with our style and schedule. In addition to the experience, it was very comforting that the legal advice and guidance we received was at the highest level. Without any reservation I highly recommend working with Stephanie.

Richard Rosario

1729952896

Heather Rifkin

1729892917

We had such a wonderful experience working with Stephanie Eban and her team. Everyone took the time to explain and breakdown everything that we needed and had questions to.

Kelly Guest

1729796874

Craig Thrift and Stephanie Eban provided me with exceptional expertise to develop my living will and trust. Their team helped guide me along the way and were very quick to respond to any questions that I had along the way. I highly recommend them to help with legal services you may need. Their team goes above and beyond to provide the best legal advice possible and their trustworthiness is unmatched.

Scott Ferguson

1729750426

Craig resolved my legal matters quickly and efficiently. I definitely recommend his services to anyone who needs them! I am happy to know I have someone I can call on should I ever need to again. Thank you!

Justin Heath

1729721913

Craig and staff are the best! I have worked with them for the past 4 years and never had a regret about my selection.Charles Heath President Commercial Build Atlanta LLC

Toni Fields

1729709630

Everything we needed was supplied. Questions we asked were answered in an understandable means. The customer service was not only excellent but professional.

pknox11

1729543027

As a business owner representing my company, my experience with T H R I F T McLemore was nothing short of exceptional. Cathy’s expertise in construction law was impeccable, guiding me through every step with precision and professionalism. Her deep understanding of the complexities involved and her ability to anticipate potential challenges were critical to the successful resolution of my legal matters. I was truly impressed by her knowledge and dedication.The entire team at T H R I F T McLemore worked with remarkable efficiency. Every interaction was timely and well-coordinated, a direct reflection of Craig McLemore’s strong leadership. His commitment to delivering outstanding client service is evident in every facet of the firm’s operations.I highly recommend T H R I F T McLemore to any business owner seeking expert legal representation. Their combination of expertise, professionalism, and dedication makes them a standout firm.

Eileen Coonrad

1729299584

Dean

1729133974

I had a very disappointing experience with Thrift McLemore. The service was unprofessional and lacked clear communication. Despite multiple attempts to resolve my issues, I felt ignored and undervalued as a client. Additionally, their billing practices were unreasonable and not transparent. I would not recommend their services to anyone looking for reliable and respectful legal assistance.

Tina Stanford

1728416303

Attorney Craig Thrift is a super attorney. I telephoned him to discuss issues regarding the liability of the former owner of my residence, and he gave me some terrific suggestions about how to handle the matter. I am a fellow attorney and truly respect his judgment and advice. I recommend Attorney Thrift to anyone who has issues with the fomer owner of their residence.

Kasie Britten

1728053287

We went to a dinner presentation and it was very informative. It's been a couple of months and we now have a trust. They were all very nice and were great to work with.

Frank Lewis

1728048915

Stephanie and her team provided excellent service from the initial consultation through signing our estate planning documents. The entire process was very organized, efficient, and smooth. Stephanie and her team are very knowledgeable, responsive, thorough, and a pleasure to work with.In the initial meeting, Stephanie listened to our needs, answered our questions, and provided the guidance we expected from a seasoned attorney. The initial drafts of our documents were provided on a timely basis and demonstrated Stephanie listened and understood our needs. She and her team took the time to answer our questions about the drafts and how the related laws worked.When we met to sign the final documents Stephanie and Zenia explained what we needed to do to move our assets to the trusts. In fact, they provided detailed guidance, instructions, and a comprehensive checklist for each type of asset, including needing to refile for homestead exemption due to moving our home to the trust. They went the extra mile which our friends noted their attorneys did not do. Stephanie and Zenia told us to call with any questions or help we needed.My wife and I were thoroughly pleased and highly recommend Stephanie to anyone with estate planning needs.

Alexander Higgs

1727361604

My wife and I began working with Thrift Mclemore over the past few months to assess our estate plan. We were very pleased with the level of service we received and the firm's ability to walk us through the process stress free. We would highly recommend the firm for your estate planning needs and specifically Mrs. Stephanie Eban and her team. We look forward to working with them going forward.

Isabel Peréz

1727220072

Recientemente trabajamos con Craig Thrift en un asunto comercial complejo que involucraba a abogados y empresarios de países diferentes a los Estados Unidos. No podríamos estar más satisfechos con la experiencia que tuvimos con Craig. Craig nos brindó un asesoramiento claro y profesional y siempre nos mantuvo completamente informados durante todo el proceso. Diría que Craig hizo mucho más de lo que haría un abogado normal para asegurarse de que se abordaran todas nuestras inquietudes,Ademas es una persona muy amable y justa, necesitamos más personas asi como el en mundo.El resultado final superó nuestras expectativas. Recomiendo encarecidamente a Craig Thrift y su bufete de abogados.

Gil Dinovic

1726949935

We recently had the pleasure of working with Stephanie Eban at Thrift McLemore for our personal estate planning.Stephanie and her team were an absolute pleasure to work with. Professional, responsive and thoughtful. My wife and I appreciated their thorough attention to detail and knowledgeable approach to the many facets of estate planning. They listened to us and were so patient to answer our thousand and one questions. They followed up on a regular basis, walked us a through a complicated process and made it feel simple.We highly recommend Stephanie Eban and Thrift McLemore to anyone in need of estate planning services.

Dawn Kabba

1726493748

It was a great experience working with this group. I was able to contact them for a legal issue regarding my property and it was resolved immediately. If you are looking for a professional and honest attorney, I would highly recommend them. I will definitely use their services again if needed.

Meg Garavaglia

1725038734

The people at Thrift McLemore are amazing. I called them for help with a problem I was facing and they supported me every step of the way. If you are looking for a group of smart, authentic, and tenacious lawyers, this is the firm! Thank you Craig, Tessa and to the whole TM team - I appreciate all that you've done!

Rebecca Samson-Inclan

1724976406

Our experience was amazing. The whole team has been very helpful and guided us through the whole process. I highly recommend them!

Eric

1724943002

The staff at Thrift McLemore is very courteous, knowledgeable, and professional. The process of having our paperwork drafted, reviewed, and finalized was very smooth and we're very grateful we hired Stephanie Eban to handle our estate planning.

Benjamin Morris

1724445221

Craig and Mark were professional, thorough and a pleasure to work with. Excellent experience!

Jocelynn Blades

1724091244

I worked with Matthew Collins and I can't say enough great things about him. He was professional, he was organized and prompt, he really advocated for me and kept me involved. He was strategic with the right amount of personality management of the other side. I have hired a lot of lawyers over the years and Matt was far and away the best I have ever worked with. Honestly I wish he was in my state of residence so I could keep him on retainer for my companies.

Gerty jean-louis

1723213710

The team was amazing. They provided an effortless and reassuring service. One would think that something as important as setting up a trust would be complicated. That was not our experience at all. The team was very accommodating, professional and clear on explanations every step of the way. Highly recommended.

Emily Frederickson

1722955057

I had a great experience with Zenia Irani and Stephanie Eban. This was my first experience doing estate planning and they made the process simple and easy to understand. I also appreciated how detailed the final results were.

Sergio Cabrejo

1721763632

Stephanie, Zenia, and the whole Thrift McLemore team made the living trust process a relative breeze. All the elements of the trust were explained well and they were very accommodating with our schedule.

Rick Rivera

1721521558

Planning for your estate can be a daunting task and where does one even begin?!? Enter Thrift McLemore, a real estate, business, and estate planning law firm. Their intake process to help you gather all the facts was efficient and informative. Now, I'm prepared for my future are you?

Cindy Stein

1721399164

Thorough, efficient, process with an incredibly knowledgable team. They guided us every step of the way.

Nichole Ramdeen

1721335463

Working with Stephanie and her team came right on time. My husband and I had been discussing the fact that we needed to reach out to an attorney to have a will drawn up. Fortunately, we received a postcard in the mail for a presentation with Stephanie. The postcard came right on time. We quickly learned that a will would be not enough to protect our assets and that there would tax implications for our son after we pass.Stephanie explained it in such a way that it was easy for us to understand and we quickly scheduled an appointment to set up our Will and Trust. Now that we have that taken care of, we have the peace of mind, knowing that our assets are protected.

John Oliga

1719365434

The whole process was very easy and completed without problems. They are a top rated attorneys for estate planning.

melissa lahr

1719340912

Stephanie and her team made this entire process seamlessly easy. This was very well organized and they were so friendly and helpful with explaining what would be involved and answering any questions. I feel considerably more confident that the future of my estate and my family is secure now that my trust has been established. Thank you all for the incredible service!

A T

1719285856

Stephanie was great from the start of her presentation at her dinner event, through the final signing of our estate documents. She makes everything about this complicated topic very clear and easy to understand. We completed the entire process very quickly, and her team was very easy and open to deal with. Highly recommend.

Olga Sanchez

1719253212

The team at Thrift McLemore is highly organized and professional, which gave me confidence and peace of mind to do my estate planning. They were attentive and thoughtful throughout the process and I highly recommend them!

Carolyn Strozier

1719253126

Stephanie Eban and her team are top notch!! They provided professional and excellent service. They are very prompt and handled my site with care and respect. It’s a great firm with great results!

Ernesto

1718982698

Mr. Thrift is an exemplary attorney. Of many that I know, he is top-notch. Quickly grabs the situation at hand and proposes an effective path forward. He is approachable and able to put himself in his clients situation. Five star "at least"

Mark Thompson

1718819655

Very pleased with the service we got from Thrift McLemore. We never felt rushed in the process and they took us through each part of the process. Glad we used this firm. Highly reccomend.

Jeanine Oliga

1718317594

Incredibly thorough yet expedient! I highly recommend this company to all. Everyone here is friendly, professional, knowledgeable and with great work ethic!!

mark fulwider

1717982123

Thrift McLemore law did a great job guiding me through a tough child custody matter. Julian was easily accessible and thoroughly communicative; my biggest praise is that I felt like my goals were understood and being fought for, instead of "the probable outcome". Great job using your team and their experience to better assist with my family law situation.

Tres Bullard

1716659033

Thrift McLemore is an excellent firm. I have worked with several of their attorneys and have nothing but good things to say about everyone on staff.

J Winkenwerder

1716148755

Stephanie and Zenia were fantastic while helping us with our estate planning and trusts. We had a few niche issues and our team thought of every last scenario. They were kind and happy to explain things repeatedly so that we could feel comfortable. I can’t recommend Stephanie, Zenia, and the whole Thrift McLemore team enough!

Alex Nelson

1715976293

Julian and the team were very open and honest about the whole process. If I ever need to use this service again, I would reach back out to them in a heartbeat. They never tried to take money from us, and made sure we knew the financial implications of any decisions about our case so we could make the best decision for us.

Brooks Cunard

1715632692

My experience with the team at Thrift McLemore was nothing short of outstanding. They handled my case with the utmost professionalism and care. However, it was the stellar performance of Faye Rosenberg that ultimately got me through what was undoubtedly one of the most challenging times of my life. Her genuine care and empathy made a significant difference in my S corporation shareholder buyout. Faye's professionalism and timely communication was instrumental in ensuring a favorable outcome. I highly recommend Thrift McLemore without any reservations.

Maurissa Ward-Maddux

1715364590

I cannot express enough gratitude for Stephanie Eban, Esq. and her team! They were phenomenal to work with for all our estate planning needs. They were all very down to earth, which I find to not always be true when working attorneys and various firms. I enjoyed working with everyone on her team to complete the process. With any questions or concerns my husband and I had, they were there to assist and provide peace of mind. I feel so confident having utilized your services. I highly Thrift McLemore.

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