Hiraeth Ventures LLC
Nationwide Real Estate Consultants
Where Stalled Real Estate Gets Moving Again
Foreclosure, loss mitigation, tax sales, heirs, clouded title. When you feel like you have no one to turn to, you have us. We start by understanding your situation, then help you find the path forward.
Your first 30 minutes on a new file are free. No pressure, no offers on your property.
We Don’t Buy Your Property. We Help You Fix It.
Hiraeth Ventures is not an investor or a home buyer, and we will never make an offer on your property. Our only job is to understand the problem and help you navigate it. When you feel like you have no one to turn to, you have us.
“They made a complicated process feel manageable.”— Jennifer W.
For When You Feel Lost and Nobody’s Helping
Most people who call us have already been told “we can’t help with that.” If one of these sounds like you, start with a free consult.
“I got a foreclosure notice.”
Foreclosure & loss mitigation navigation
We help you understand where you stand, what your servicer is asking for, and which options are realistic before the sale date.
“I bought it at a tax sale and can’t sell it.”
Tax foreclosure & tax deed property
Tax deeds often don’t come with insurable title. We map the chain and help you decide between curing the title and a quiet title action.
“Mom passed and the house is still in her name.”
Inherited & unprobated property
We work out who the legal heirs are, document it, and point you to the right next step, including when probate counsel is needed.
“The title company won’t insure it.”
Title insurance problems
Liens, judgments, recorded claims, or a broken chain. We find exactly what’s blocking coverage and how to clear it.
“Our closing is next week and it just stalled.”
Stalled closings
For Realtors, attorneys, and title teams: fast research and a curative plan the closing attorney can rely on.
“I don’t even know what the problem is.”
Not sure where to start
That’s what the free consult is for. Tell us what’s going on and we’ll help you figure out what you’re actually dealing with.
The Questions People Bring Us
Every situation is different, and these answers are general. On your consult we’ll walk through which of them actually apply to you.
Are you going to try to buy my house?
No. Hiraeth Ventures does not buy property from the people we help. We’re here to fix the issue, not to make an offer.
I’m in foreclosure. What are my options?
It depends on your state, your loan, and how close the sale date is. Common paths include catching up what’s owed (reinstatement), asking your servicer for loss mitigation such as a loan modification, forbearance, or repayment plan, selling before the sale date, a short sale, or a deed in lieu of foreclosure. Some situations call for a foreclosure defense or bankruptcy attorney.
On the consult, we help you understand where you stand, what your servicer needs from you, and which options are realistic on your timeline. The earlier you call, the more options you have.
I bought a property at a tax foreclosure sale. What are my options?
A tax deed usually transfers the property, but often not insurable title. That means you may own it and still be unable to sell, refinance, or get title insurance. Before anything else, check whether a redemption period still applies in your state.
From there, there are two main paths: cure the title or quiet the title. We review the chain of title and the interests still attached to the property, then help you decide which path fits.
Should I quiet title or cure the title?
Curing means clearing each problem directly: getting deeds, releases, or affidavits from prior owners, heirs, or lienholders. When those people can be found and will sign, it’s usually faster and less expensive.
Quiet title is a court action that clears competing claims at once. It makes sense when people can’t be found, won’t cooperate, or there are too many interests to clear one by one. It’s filed by an attorney; we can prepare the research documentation that supports it.
I inherited a property and it’s still in my parent’s name. Where do I start?
Usually by figuring out who the legal heirs are and whether an estate needs to be opened. We trace and document the family line. If probate is required, your attorney handles the filing with that research in hand, which saves time and money.
A tax sale is coming up on a family property. Is it too late?
Not always. Depending on the state, there may be time to pay the taxes, redeem after the sale, or work out who has the right to act for the property. Timing matters a lot here, so book a consult as soon as you see a sale date.
My closing stalled because of a title problem. Can you help?
Yes. Send the title commitment or search and we’ll identify every defect, build a curative plan, and work it alongside the closing attorney or title company.
What does the free consult cover?
Your first 30 minutes on a new file are free. We listen, review what you have, and explain your options in plain English. If research or curative work is needed after that, we explain the scope and cost before anything starts. You decide.
Are you attorneys?
No. Hiraeth Ventures is paralegal-led and does not give legal advice or file court actions. When your situation needs an attorney, we’ll tell you, and we can work alongside the one you choose.
Don’t see your question?
Ask It on a Free ConsultReal Results, Verified
“A huge shout out to the incredible team at Hiraeth Ventures, especially Zach, for stepping in and resolving a situation that had become incredibly frustrating. A title search revealed another company had recorded an Affidavit of Contract against the property and demanded $30,000 to release it. It clouded title and threatened to kill the closing. The affidavit was released the very same day Zach and his team got involved. I highly recommend Hiraeth Ventures.”
— Deborah Crigger View on Facebook“Hiraeth Ventures did for me in one hour what an attorney swore he couldn’t do. They saved my real estate transaction. I’d recommend them to anyone who needs the extra work done right.”
— Nasar Elarabi View on Facebook“I was really impressed with their depth of knowledge and professionalism! They made a complicated process feel manageable by explaining things clearly and staying a step ahead. They were consistently helpful, quick to answer questions, and kept everyone on track. You can tell they genuinely care about getting it done!”
— Jennifer Williams, via Facebook RecommendationWhen the Title Is What’s Holding Everything Up
Title curative work finds and resolves the defects that keep a property from being sold, refinanced, or insured.
Most transactions never touch a defect. The ones that do usually stall the same way: a title search turns up something that keeps title from being insurable, and everything sits until someone actually resolves it, not just identifies it. That’s the work we do, from a single unreleased lien to a multi-generation heirship problem.
What “dirty title” actually looks like
Broken chain of title
A gap between recorded owners: a deed never recorded, a name mismatch, a missing conveyance.
Unreleased liens & judgments
Mortgages, tax liens, HOA liens, or judgments paid in fact but never released of record.
Missing or unknown heirs
An owner died without a will, or heirs were never identified or can’t be found.
Complicated family lines
Blended families, estranged relatives, or multiple marriages change who actually has an interest.
Unprobated estates
Property still titled to a deceased owner because the estate was never opened or closed.
Clouding instruments
Affidavits, memoranda of contract, or other recorded claims, sometimes legitimate, sometimes not.
Defective or forged deeds
A missing signature, a bad legal description, an incompetent grantor, or signs of forgery.
Mid-transaction defects
A title search surfaces a problem during a sale and the closing date starts slipping.
How a file gets cleared
Free consult
30 minutes on your file to learn what’s going on.
Defect ID
Every break, lien, judgment, heir issue, or cloud documented.
Curative plan
A defect-by-defect plan, including when an attorney is needed.
Execution
Releases, affidavits, heir documentation, and corrective instruments.
Re-verification
Title re-checked to confirm each defect is cleared.
Clear to close
Insurable title handed back to your attorney or title company.
The Title Desk: Learn How Stuck Deals Get Unstuck
Investors, Realtors, builders, wholesalers, and title professionals learning together, live, every week. Bring a real file to a session and walk out with an actual plan, not theory.
$15 per month on Skool
The Title Desk is run by Hiraeth Ventures LLC, founded by Zach & Sara Thomas.
Live Title Desk Q&A
Member deals and title issues worked through live. Bring your file, get real answers.
Pro Deep Dive
One advanced topic a week: heirship, curative strategy, tax deeds, foreclosure, and more.
Networking Roundtable
Deal reviews, case studies, and guest speakers from across the investor and title world.
Founded by Zach & Sara Thomas
Real-world real estate closing experience, put to work for people who feel stuck.
Zach and Sara Thomas built Hiraeth Ventures LLC on more than 100,000 hours in real-world real estate closings. We help property owners, families, Realtors, and investors work through the situations that stall at every other desk: foreclosure, tax sales, inherited property, and title nobody else will touch.
We don’t buy property from the people we help. We consult, research, and cure. Through The Title Desk, the education community we run, investors and real estate professionals learn how this work actually gets done.
- More than 100,000 hours in real estate closings
- NC Notary Public
- Founders, Hiraeth Ventures LLC & The Title Desk
- Nationwide consulting and title curative work
- Live weekly community teaching
Start With a Free Conversation About Your File
No fee sheets, no guessing. Every situation starts the same way: we learn what’s actually going on, then tell you what it will take.
What happens on the consult
- You tell us what’s going onIn your own words. Incomplete paperwork is fine.
- We look at the whole pictureDeadlines, title, heirs, liens, servicer letters, anything in play.
- You leave with your optionsA plain-English explanation of the paths available.
- You decide what’s nextIf work is needed, we explain the scope and cost before anything starts. If you need an attorney, we’ll tell you.
Helpful to have, if you have it
- The property address and county
- Any notices, letters, or sale dates
- A deed, tax deed, title commitment, or probate papers
Standard consult
Freefor the first 30 minutes on a new file
We use that time to find out what’s going on and whether we can help. Follow-up consulting, research, or curative work is quoted on the call, before anything begins.
Tell Us What’s Going On
Five minutes to fill out. Zach & Sara’s team reads every submission personally and follows up within one business day.
Partners We Trust
Companies we send people to when they need something we don’t do.
Know a company that should be on this list? Reach out.
When You Feel Like You Have No One to Turn To, You Have Us.
Your first 30 minutes on a new file are free. Or join The Title Desk and learn how this work gets done.