In short, the answer is when the title insurance company says so. The lender won’t lend you money because of an issue raised by the title insurance company.

A Quiet Title action is typically needed by individuals or entities who have a disputed or unclear title to a property. This legal process helps "quiet" any challenges or claims against the property title, ensuring clear ownership.

Most quiet titles that I’ve handled stem from a tax sale in the chain of title. In Georgia, insurers generally won’t insure for 20 years after a tax sale without an order from a court quieting title. In Tennessee, it’s shorter, around 7 years. These time periods are set by the insurers to minimize risk.

Besides tax sales, quiet titles arise when there are two parties claiming title. I’ve seen this when the same seller has deeded the property to two different purchasers and the first didn’t record the deed. This usually comes form inherited property and situations when there are other issues with title.

Lastly, I see quiet titles when there is unclaimed property and the owner is claiming adverse possession.

In these cases, a Quiet Title action helps the property owner confirm clear, undisputed ownership, enabling them to sell, mortgage, or enjoy the property without legal concerns.

I handle a lot of these in Tennessee and Georgia. Please contact me if you need counsel.