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Your Advocate in Real Estate Litigation

Assisting clients in resolving joint ownership problems, partition actions, quiet title disputes, ownership disputes, lis pendens issues, and clouded titles.

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Your Advocate in Real Estate Litigation

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Disclaimer: Case results are fact-specific. Attorneys cannot guarantee outcomes. See representative case results here.

At Litigation, P.C., our team is prepared to advocate on your behalf in all areas of real estate litigation.

Partition Action
A partition action is a legal process that allows co-owners of real estate in California to divide or sell a property when they cannot agree on its use or disposition. This often arises in cases where friends, family members, or business partners purchase property together, but later face disagreements. Under California law, every co-owner has an absolute right to seek partition, whether by physically dividing the property (Partition in Kind) or selling it and distributing the proceeds (Partition by Sale).

The court evaluates the situation and determines the best method of partition, ensuring a fair resolution for all parties involved. Because partition actions can be legally complex and involve disputes over property value, ownership interests, and division, seeking legal representation is highly recommended. Litigation, P.C. assists clients in partition matters throughout Southern California, helping clients navigate the legal process efficiently.
Quiet Title Action – Ownership Disputes
A quiet title action is a legal process used to resolve disputes over real property ownership in California. Its primary purpose is to establish clear and undisputed title, removing any competing claims or clouds that may affect ownership. This action is commonly pursued when previous owners, lienholders, or other parties assert an interest in a property. The plaintiff must file a complaint in court, notify all potential claimants, and provide evidence—such as deeds or tax records—proving their superior ownership rights. If successful, the court issues a judgment clarifying rightful ownership, which is then recorded with the county to provide public notice.

Because quiet title actions can significantly impact property rights, seeking experienced legal counsel is essential. These actions are often used to resolve inheritance disputes, clear title after foreclosure, or address unclear property boundaries. Litigation, P.C. assists clients in quiet title matters throughout Southern California, ensuring clients receive expert guidance in protecting their property interests.
Clouded Title
A clouded title in California occurs when there are unresolved claims, defects, or ambiguities in a property's ownership history, leading to uncertainty about the rightful owner. Common causes include unrecorded documents, outstanding liens from unpaid debts or taxes, errors in public records, and inheritance disputes where property wasn’t properly transferred. Boundary issues and ownership complications from divorce or bankruptcy can also create problems. These title defects can make it difficult to sell, refinance, or transfer a property, as buyers and lenders typically require a clear title before proceeding with any transaction.

Clearing a clouded title often requires a combination of legal and administrative steps, such as conducting a detailed title search to identify issues, negotiating or paying off outstanding liens, correcting errors in public records, or filing a quiet title action in court to establish clear ownership. Addressing these concerns is essential to protecting property rights and ensuring smooth real estate transactions. Given the complexities involved, consulting with an experienced real estate attorney can help property owners resolve disputes efficiently and secure their rightful ownership.
Easement Disputes
An easement dispute in California arises when property owners disagree over the rights to use a portion of another person’s land for specific purposes, such as access, utilities, or drainage. These disputes often stem from conflicts regarding the scope of use, obstruction, maintenance responsibilities, or the termination of an easement. While some easements are explicitly granted through written agreements, others may arise through historical use, leading to disagreements over their validity and terms. Common issues include unauthorized expansion of easement use, blocked access due to fences or structures, disputes over who is responsible for upkeep, and claims of adverse possession when long-term use is involved. Such conflicts can complicate property ownership and limit a landowner’s ability to use or sell their property freely.

Resolving easement disputes typically involves negotiation, mediation, or legal action. In many cases, open communication can help clarify rights and responsibilities, preventing costly legal battles. When informal resolution is not possible, mediation provides a structured environment for compromise, while litigation may be necessary to establish or enforce easement rights. Proper documentation, such as easement agreements, property deeds, and historical records, is critical in proving claims. Given the legal complexities involved, consulting with a real estate attorney can help protect your property interests and ensure that easement rights are properly upheld.
Lis Pendens
A lis pendens, also known as a “notice of pendency of legal action,” is a legal notice used in California to indicate that a pending lawsuit involves a specific piece of real estate. This notice alerts potential buyers and lenders that the property is subject to litigation, which may affect ownership or title. Once recorded with the county recorder’s office, a lis pendens creates a cloud on the title, making it difficult for the owner to sell or refinance the property until the lawsuit is resolved. The notice remains in effect until the legal dispute is settled, withdrawn by the filing party, or removed by court order. While lis pendens can serve as a legitimate tool to protect property claims, they are sometimes misused to pressure property owners into settlements or negotiations.

Expunging a lis pendens may be necessary when it is improperly filed or used as a tactic to manipulate real estate transactions. California law allows affected property owners to seek a court order to remove a lis pendens if the claim lacks merit or if the court determines that adequate relief can be provided through other means. Improper filings can cloud a title, hinder transactions, and create financial burdens, making it essential to take legal action when necessary. If you are dealing with a lis pendens issue, consulting with a real estate attorney can help you navigate the legal process and protect your property rights.

After a business partnership to purchase and flip a property went sour, the clients were sued by their former partners for over a dozen claims, including fraud and theft of partnership funds. Kim assisted in attaining a settlement that forced the plaintiffs to sell their interest in the property to the clients at a significant discount after filing a cross-complaint, and extensive discovery showed the plaintiffs’ claims were unsubstantiated.

– Litigation, P.C. Case Study

Kim represented a married couple who claimed they were tricked into signing a deed transferring their family home to the husband’s sister. The couple discovered they were tricked almost a decade later when the sister suddenly tried to evict them and listed the property for sale—attained a settlement after the couple filed suit against the original co-signers and joint tenants, the sister, and the bank holding a refinance mortgage, seeking to quiet title, and alleging multiple torts including conspiracy, fraud, and conversion.

– Litigation, P.C. Case Study

Assisted in attaining a $657,545 bench judgment against a real estate agent who, while acting as project manager for real estate development, misappropriated the client’s funds entrusted to her for the project and instead used the funds for personal use. Kim worked to ensure that numerous forensic accounting methods and subpoenas were employed to uncover the full breadth of fraud and conversion. Judgment was for 100 percent of the amount sought.

– Litigation, P.C. Case Study

After a business partnership to purchase and flip a property went sour, the clients were sued by their former partners for over a dozen claims, including fraud and theft of partnership funds. Kim assisted in attaining a settlement that forced the plaintiffs to sell their interest in the property to the clients at a significant discount after filing a cross-complaint, and extensive discovery showed the plaintiffs’ claims were unsubstantiated.

– Litigation, P.C. Case Study

Kim represented a married couple who claimed they were tricked into signing a deed transferring their family home to the husband’s sister. The couple discovered they were tricked almost a decade later when the sister suddenly tried to evict them and listed the property for sale—attained a settlement after the couple filed suit against the original co-signers and joint tenants, the sister, and the bank holding a refinance mortgage, seeking to quiet title, and alleging multiple torts including conspiracy, fraud, and conversion.

– Litigation, P.C. Case Study

Assisted in attaining a $657,545 bench judgment against a real estate agent who, while acting as project manager for real estate development, misappropriated the client’s funds entrusted to her for the project and instead used the funds for personal use. Kim worked to ensure that numerous forensic accounting methods and subpoenas were employed to uncover the full breadth of fraud and conversion. Judgment was for 100 percent of the amount sought.

– Litigation, P.C. Case Study

Located in Redondo Beach, CA     |   424-284-2401

Located in Redondo Beach, CA

424-284-2401

Meeting our clients' needs is our first and only priority. Ultimately, we only feel successful when our clients are happy throughout the entire process.

– Alvin Rogers, Broker