— For Title Cos. & Real-Estate Agents —
Closing Stalled by a Missing Succession?
14 business days from intake to recorded Judgment of Possession. We work directly with title companies and real-estate agents to save the closing.
TL;DR
If your real-estate closing is stalled because the title runs through a deceased prior owner, you need a Judgment of Possession recorded in the parish before the closing can proceed. With complete documentation, an uncontested Louisiana succession files and records in 14 business days – fast enough to save most rate-lock and contract deadlines.
What this costs
Flat fee from $3,500 — quoted up front, no retainer, no hourly billing. Court costs and recording fees billed at cost.
How long this takes
14 business days from the date we receive complete documentation. Some parishes process in as few as 10 business days — fast enough to save most rate-lock and contract deadlines.
The fastest path back to the closing table
What you’ll need to get started
Missing documents are the #1 cause of timeline delays. Gather these before your free consultation — we’ll review what you have and tell you what’s still needed.
- Certified copy of the death certificate (the prior owner whose name remains on title)
- Original will, if any
- Property deed and most recent title commitment / report
- Names, addresses, SSNs for all heirs
- Closing contract and target closing date
- Title company contact information and their requirements list
- Any prior successions in the chain of title (e.g., the prior owner’s parents)
A property owner died and the seller never opened a succession. Now your title company is asking for a Judgment of Possession before they can issue title insurance — and your buyer’s rate lock is bleeding out. We’ve handled this hundreds of times.
Our 14-day closing rescue
- Day 1: Intake call with the seller, title company, or agent. Flat-fee quote.
- Days 2–3: Document collection (death certificate, will if any, deed, heir info).
- Days 4–5: We draft Petition for Possession, Descriptive List, Affidavit of Death and Heirship.
- Day 6: Heir signs Verification before any notary.
- Day 7: We file electronically with the parish court.
- Days 8–12: Judge signs the Judgment of Possession.
- Days 13–14: Recording in conveyance records and certified copies delivered straight to your title company.
Common Scenarios We Handle
The following are representative scenarios within this practice area, not specific past results. Past results do not guarantee a similar outcome.
Scenario 1
Garden District home with deceased prior owner
A historic Garden District or Uptown property is under contract, but the title runs through a prior owner who passed away years ago without a Louisiana succession. The title company requires a Judgment of Possession before issuing title insurance. A 14-day filing-to-recording timeline almost always saves the rate-lock and the contract.
Scenario 2
Metairie family camp sale
A Jefferson Parish or St. Tammany family camp is being sold; the elderly parent who held title passed away and no succession was opened. The buyers’ rate lock expires in three weeks. An expedited uncontested succession is filed in the parish where the camp sits, recorded directly to the title company.
Scenario 3
Bayou St. John property with two intervening deaths
A New Orleans property held in the name of a grandparent who died decades ago; an aunt who inherited but never opened a succession also passed. Both successions must be filed in sequence, oldest first, before title can transfer. Packaged pricing keeps the rescue affordable inside the closing window.
Scenario 4
Out-of-state seller of inherited New Orleans property
An out-of-state heir is selling a New Orleans property inherited from a parent. The home-state probate is complete, but a Louisiana ancillary succession is required before the title company can issue insurance. The entire matter runs remotely; the seller signs one notarized Verification at any notary near them.
Real-estate referral program
If your real-estate practice or title company runs into stalled successions regularly, we maintain a referral relationship with agents and title companies across Louisiana. Referral fees are paid in compliance with the Louisiana Rules of Professional Conduct. Contact us to discuss.
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Frequently Asked Questions
How fast can you actually deliver a Judgment of Possession?
14 business days from complete documents to recorded Judgment of Possession is our standard timeline for an uncontested matter. We’ve delivered in as few as 9 business days when the parish court signs quickly and recording is single-parish. Document-collection delays – missing death certificates, missing wills, hard-to-find heirs – are the #1 cause of timeline slippage.
Will my title company accept the Judgment of Possession?
Yes. The Judgment of Possession is the document Louisiana title insurers require. We deliver certified copies directly to your title company along with the recording confirmation from the parish clerk. We’ve worked with every major Louisiana title underwriter and most regional ones. If your underwriter has special requirements, tell us upfront and we will conform.
Who pays for the succession – the buyer or the seller?
Almost always the seller, since the seller is the heir who needs to clear title. Occasionally the buyer agrees to pay or split the cost in exchange for the seller agreeing to proceed; that arrangement is documented in an addendum to the purchase agreement. We send a flat-fee quote in writing that you can paper directly into the deal.
What if the deceased prior owner left no will?
An intestate succession works just as fast. The Louisiana Civil Code default rules determine the heirs (descendants first, then ascendants and collaterals) and the Judgment of Possession recites them. The only practical difference is the Affidavit of Death and Heirship has to lay out the family tree more carefully, which is a one-day task, not a delay.
Related from Pelican: Stalled Closing Playbook, How to Open a Succession, Orleans Parish Successions, Jefferson Parish Successions, St. Tammany Parish Successions.