Discovering that someone forged your property deed is alarming—but it’s fixable with the right legal steps. Whether the forged deed happened recently or years ago, acting quickly is critical to protect your ownership and clear your title.
This guide explains how to fix a forged deed step by step, what legal tools are available, and how to restore clear title so you can confidently keep or sell your property.
Quick Step-by-Step: How to Fix a Forged Deed
- Report the fraud to local law enforcement and get a police report.
- Gather your original property records, including your valid deed, tax bills, and purchase documents.
- Get copies of the forged deed and a full title search from the county recorder’s office.
- Hire a real estate attorney experienced in forgery and title disputes.
- File a lawsuit (quiet title action) to void the forged deed and restore ownership.
- Record the court judgment with the county to officially re-establish clear title.
- Address any liens or subsequent transfers caused by the forgery.
- Update your title insurance and property records to prevent future issues.
Understanding Deed Fraud
Deed fraud is when someone tries to steal property by forging ownership documents and recording them with the county as if a legitimate transfer took place. This often starts with identity theft and ends with a forged deed that falsely names the scammer as the new owner.
They may then attempt to sell, borrow against, or transfer your property. If unaddressed, you could face serious legal complications when trying to sell or refinance.
Have a different type of title problem? Check out our complete guide to selling land with title issues.
Spotting a Forged Deed Early
Regularly reviewing your property records is your first line of defense. Warning signs include:
- Unexpected loan or tax bills tied to your property
- County records showing a new deed or transfer you didn’t authorize
- Suspicious mail addressed to unfamiliar names at your property
Visit your County Recorder’s Office (online or in person) to verify ownership. If you find any unfamiliar deeds or signatures, treat it as an emergency.
Immediate Actions After Discovering a Forged Deed
1. Report and Document Everything
- File a police report immediately and keep the report number.
- Gather your original deed, property tax statements, purchase agreements, and any other ownership evidence.
- Request copies of the fraudulent deed and a title search from the county. This establishes a clear timeline and chain of title.
2. Hire a Real Estate Attorney
Forged deeds require legal action. An experienced real estate attorney can:
- File the necessary court documents
- Guide you through a quiet title action to invalidate the forged deed
- Protect your interests if the fraud led to further transfers or liens
This is not a DIY situation—legal expertise is essential to fix a forged deed properly.
Legal Process to Invalidate a Forged Deed
Filing Suit to Void the Forged Deed
A forged deed is legally void ab initio—it has no legal force from the start. But you still need a court order to have it officially recognized as invalid.
Your attorney will file a lawsuit asking a judge to:
- Declare the forged deed invalid
- Restore legal title to you as the rightful owner
- Address any downstream transfers or encumbrances
Quiet Title Action
Most cases use a quiet title action. This legal procedure:
- Confirms that you are the rightful owner
- “Quiets” (removes) any competing claims caused by the forged deed
- Clears the title record so you can sell or refinance later
Lis Pendens & Forensic Evidence
While the lawsuit is active, your attorney may file a lis pendens, a public notice on the property warning that ownership is in dispute. This prevents further fraudulent transfers during litigation.
To prove forgery, a Forensic Document Examiner may analyze signatures and documents, providing expert testimony to support your claim.
Re-Establishing Clear Title After Winning Your Case
Once the court rules in your favor, you need to update public records:
- Record the court judgment with the County Recorder’s Office.
- Ensure title companies and property tax authorities have updated ownership information.
- Review liens or encumbrances filed after the forged deed to ensure they’re properly cleared.
This final step ensures future buyers and lenders see a clean, uncontested title.
Deed Types When You Sell
If you decide to sell, you’ll typically use one of two deeds:
- Quitclaim Deed – Transfers your interest without guarantees; often used for simple corrections or transfers within families.
- Warranty Deed – Standard for sales; guarantees clear title and protects the buyer from past claims.
After resolving a forged deed, a warranty deed is usually expected to reassure buyers and lenders.
DIY vs. Selling As-Is: Your Options
Once you’ve discovered a forged deed, you have two main paths: fix the issue yourself through the legal process, or sell the property as-is to a buyer who can handle the cleanup. The right choice depends on your goals, timeline, and the complexity of the forged deed.
Option 1: Fix the Title Yourself
Taking the DIY route means working with an attorney to complete the legal steps needed to clear the forged deed. This option typically leads to a higher eventual sale price, since a clean title attracts more buyers and better offers.
It’s a good fit when the title problem is straightforward or affordable to resolve, and you’re willing to invest some time and legal fees. Keep in mind that quiet title actions and related court proceedings can take weeks to several months, depending on the jurisdiction.
Option 2: Sell the Property As-Is
If the forged deed involves complex legal issues, or you’d prefer not to deal with attorneys and court filings, selling the property as-is can be a practical alternative. In this scenario, a cash buyer or investor takes on the legal risk and cost of fixing the title after purchase.
This approach usually means accepting a lower sale price, but it offers speed and certainty—often allowing you to close within weeks instead of months. It’s ideal for owners who want to avoid the hassle and uncertainty of litigation.
👉 Want to skip the legal process? Get a cash offer for your land here.
Final Thoughts
- A forged deed doesn’t transfer real ownership, but it can cloud your title until legally corrected.
- Act fast: report the fraud, hire an attorney, and file a quiet title action.
- After winning, record the judgment to clear the title completely.
- You can either fix the issue yourself or sell as-is to a buyer who will handle it.
Deed fraud is serious, but you’re not powerless. By following the right legal steps, you can fix a forged deed, reclaim your property, and move forward with confidence.
Frequently Asked Questions About Forged Deeds
How can I tell if a deed is forged?
Check your county property records for unexpected changes. A title search can reveal unauthorized transfers or forged signatures.
How hard is it to prove a forged signature?
You’ll typically need a Forensic Document Examiner to compare signatures and testify. While it requires expert analysis, forged deeds are often legally straightforward to void once proven.
Can anyone change a deed without my permission?
No. Deeds must be properly signed, notarized, and recorded to be valid. Unauthorized changes make the deed invalid—but legal action is still needed to correct the record.
Please consult your financial advisor, accountant, real estate attorney, or tax specialist. This article is for informational purposes and is not tax or legal advice.
