Hiraeth Ventures LLC
Nationwide Heir, Genealogical & Curative Services
Got a deal stuck behind title? Broken chain, missing heirs, a lien nobody can clear — Hiraeth Ventures is the paralegal-led team that resolves the files everyone else walks away from.
Want to learn how this actually gets done? See The Title Desk's weekly cadence →
Four Ways Hiraeth Ventures Helps
A paralegal-led team that clears the files other companies won't touch — and teaches investors how it's done.
Title Curative Services
Resolving broken chains, unreleased liens, and clouding instruments that stop deals cold.
Jump to section →Heir & Genealogy Research
Nationwide research identifying and locating the legal heirs behind an unprobated estate.
Jump to section →JV Partnership Program
Bring a stuck title, heir, or probate matter. You keep 60% — Hiraeth takes 40%. No deposit.
Jump to section →Consultation & Pricing
Consultation policy, heir research tiers, and curative fees — all fees set at engagement.
Jump to section →Real 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 →Founded by Zach & Sara Thomas
Hundreds of thousands of hours of real-world real estate closing experience — finding what others can't.
Zach Thomas
Co-Founder
Sara Thomas
Co-Founder
Zach and Sara Thomas built Hiraeth Ventures LLC on hundreds of thousands of hours in real-world real estate closings: finding what others can't. The firm resolves the files that stall at every other desk — broken chains, missing heirs, unprobated estates, uninsurable title — nationwide.
Through The Title Desk, the education and community program Hiraeth Ventures runs, investors, wholesalers, Realtors, and title professionals learn how this work actually gets done — and can bring their own stuck deals directly to the team that solves them.
- Hundreds of Thousands of Hours in Real Estate Closings
- NC Notary Public
- Founders, Hiraeth Ventures LLC & The Title Desk
- Nationwide Title Curative Work
- Heir & Genealogy Research
- Live Weekly Community Teaching
Title Curative Services: Clearing the Defects That Kill Deals
Title curative work identifies and legally resolves defects in a property's chain of title — broken links, unreleased liens, missing releases, unresolved judgments, or clouded ownership — so the property becomes insurable and the deal can close.
Most real estate deals never touch a defect. The ones that do usually stall the same way: the closing attorney or title company runs a search, finds something that keeps title from being insurable, and the deal sits until someone actually resolves it — not just identifies it. That resolution work is title curative work, a distinct discipline from the title search itself.
Title curative work covers any legal or administrative step needed to move a property from uninsurable to insurable title. It's reactive by nature — you don't do curative work until a search has already surfaced a defect — and it ranges from a single-page lien release to a multi-state, multi-generation heirship resolution.
What “Dirty Title” Actually Looks Like
Broken Chain of Title
A gap or inconsistency between recorded owners — a deed never recorded, a name mismatch, a missing conveyance link.
Unreleased Liens & Judgments
Mortgages, tax liens, HOA liens, or civil judgments satisfied in fact but never formally released of record.
Missing or Unknown Heirs
An owner died without a will, or with heirs never identified — see heir & genealogy research.
Clouding Instruments
Affidavits, memoranda of contract, or other recorded documents asserting a claim — sometimes legitimate, sometimes not.
Defective or Forged Deeds
A missing signature, a bad legal description, an incompetent grantor, or signs of forgery.
Unprobated Estates
Property still titled in a deceased owner's name because the estate was never opened or closed.
How Title Curative Work Actually Happens
File Review
Submit the file. We review the title search, deed history, and recorded instruments.
Defect ID
Every break in the chain, lien, judgment, or clouding instrument is documented.
Curative Plan
A defect-by-defect plan — releases, affidavits, heir resolution, or quiet title if needed.
Execution
We obtain and record the releases, affidavits, and corrective instruments.
Re-Verification
Title is re-checked against the curative work to confirm every defect is cleared.
Clear to Close
Insurable title, handed back to your closing attorney or title company.
Title Curative Services — Pricing
Case-by-CaseSingle-issue curative (one identified defect, lien, encumbrance, or chain break) and multi-issue / complex curative (multiple defects or layered heirship clouds) are both handled — but every file is different. We don't price curative work off a menu. We look at your file first.
Heir & Genealogy Research: Finding the Owners Behind a Stuck Title
Heir and genealogy research identifies and locates the legal heirs of a deceased property owner when no current will, or an unprobated estate, has left ownership unclear — one of the most common reasons a real estate deal stalls before closing.
When a property owner dies without a clear, current will — or with an estate that was never opened — ownership doesn't disappear. It passes automatically to heirs under state intestacy law. The problem is that nobody may know who those heirs are, where they live, or how many generations of a family line have to be traced to find them. Until that's resolved, the property can't be sold, refinanced, or cleared for closing.
Heir and genealogy research is the fact-finding work that answers that question: who legally owns this property now, and where are they? It's genealogical and records-based work, not a legal filing — the output is a documented, defensible answer that a probate attorney, title company, or closing team can act on.
When Heir Research Gets Triggered
Unprobated Estate
The owner died and the estate was never formally opened — the property is still titled in a deceased person's name.
Intestate Death
No will exists, so heirship follows the state's intestacy statute — and the family tree has to be traced to apply it.
Unknown or Missing Heirs
Heirs exist on paper but can't be located, or the family believes there are "no heirs" when distant relatives actually qualify.
Tax Sale or Foreclosure of Inherited Property
A property is heading to auction and the deceased owner's heirs need to be identified before anyone can act on their behalf.
Disputed or Incomplete Family Lines
Blended families, estranged relatives, or multiple marriages complicate who actually qualifies as an heir.
Title Curative Work
A title search reveals a missing-heir defect mid-transaction — see title curative services.
How Heir & Genealogy Research Works
Intake
Submit the file with what you know: decedent's name, last known address, and the property.
Preliminary Report
Initial scope, viability, and research direction — this sets the tier before full engagement.
Full Search
Public records, probate indices, vital records, and genealogical sources trace every branch.
Verification
Each identified heir is located and documented with a defensible chain of proof.
Heir Coordination
Heirs are contacted and, where the deal calls for it, brought into a sale, release, or disclaimer.
Handoff
Findings and supporting documentation go to your closing attorney, title company, or probate counsel.
Heir Research Isn't the Same as Probate
| Term | What It Actually Is |
|---|---|
| Heir & Genealogy Research | Identifying and locating who the legal heirs are — a factual, records-based investigation. This is what Hiraeth Ventures does. |
| Probate | The court process that formally opens an estate, appoints an administrator, and transfers title to the heirs of record. This is legal work handled by a probate attorney. |
In practice, the two work together: heir research answers who, and probate (when required) is the legal mechanism that formally transfers title. Hiraeth Ventures is paralegal-led and does not file probate petitions or provide legal advice — research findings are handed to the probate attorney or title company handling that side of the file.
Heir & Genealogy Research Fees
| Service | Fee |
|---|---|
| Intake DepositRequired to open file. Applied toward total fees. | $250Non-Refundable Deposit |
| Preliminary ReportInitial scope, viability, and research direction. | $250 |
| Full Heir Search — Tier IStandard complexity. Defined estate, limited generations. | From $2,500 |
| Full Heir Search — Tier IIModerate complexity. Multiple lines, restricted records. | From $3,500 |
| Full Heir Search — Tier IIIHigh complexity. Multi-generational, multi-state. | From $4,500 |
| Full Heir Search — Complex / CustomExtended lineage, multi-estate, or litigation-grade documentation. | $5,000+ |
Heir & Genealogy Research FAQ
What is heir research in real estate?
It's the process of identifying and locating the legal heirs of a deceased property owner when no clear, current will has resolved ownership — so a stalled property can move toward sale, refinance, or closing.
Who pays for heir and genealogy research on a stuck property?
It varies by deal — sometimes an investor or buyer fronts it as part of acquiring the property, sometimes an heir or estate representative commissions it directly. An intake deposit opens the file regardless of who's paying.
How long does a heir search take?
A Tier I search with a defined estate can resolve in a few weeks. Multi-generational, multi-state searches (Tier III or Complex) commonly run several months.
What happens if an heir can't be found or won't sign?
Depending on the state and the deal, options range from a diligent-search affidavit to a court-appointed process. This is where research findings get handed to a probate or real estate attorney to determine the legal path forward.
Is heir research the same as probate?
No. Heir research identifies who the legal heirs are; probate is the separate court process that transfers title to them.
Does Hiraeth Ventures work nationwide?
Yes — heir and genealogy research is handled nationwide, across all 50 states.
JV Partnership Program
Bring us the deal stuck behind broken title, missing heirs, or an estate no one else could resolve. On any deal where Hiraeth Ventures handles acquisitions through closing, you keep 60% — Hiraeth takes 40%.
| JV Split | You keep 60% — Hiraeth takes 40% |
| Scope | Deals where Hiraeth Ventures handles acquisitions to close |
| Deposit | None — $0 due upfront on JV matters |
| Payment | Paid out of the deal at closing |
Applies to matters structured as a JV partnership. Standalone fee-for-service and title curative work follow Hiraeth's separate fee schedule — see the fee schedule below.
Bring us the deal stuck behind broken title, missing heirs, or an estate no one else could resolve. On any deal where Hiraeth Ventures handles acquisitions through closing, you keep 60% and Hiraeth takes 40% — no deposit, paid out of the deal at closing. This works best when the property is real but the title, heirship, or estate issue is what's keeping everyone else away.
Consultation, Heir Research & Title Curative Pricing
All fees established at engagement. No billing surprises.
Consultation
Intake| Service | Fee |
|---|---|
| Standard Consultation (30 min)Available for all inquiries. | $125 |
| Extended Consultation (1 Hour)Only when no file, research, or transaction is being submitted. | Custom Rate |
Heir & Genealogy Research
Nationwide| Service | Fee |
|---|---|
| Intake Deposit | $250Non-Refundable Deposit |
| Preliminary Report | $250 |
| Full Heir Search — Tier I | From $2,500 |
| Full Heir Search — Tier II | From $3,500 |
| Full Heir Search — Tier III | From $4,500 |
| Complex / Custom | $5,000+ |
Tier placement confirmed after preliminary report. Full detail: Heir & Genealogy Research above.
Title Curative Services
Case-by-CaseEvery file is different — we don't price curative work off a menu. We look at your file first. Full detail: Title Curative Services above.
JV Partnership Program
Structured| JV Split | You keep 60% |
| Scope | Hiraeth handles acquisitions to close |
| Deposit | None |
Submit a Title Matter
Five minutes to submit. Zach & Sara's team reviews every matter personally — no gatekeepers.
The Title Desk — Learn. Network. Grow.
Master dirty title, acquisitions, investing, and real estate strategies while helping others succeed — live, every week.
The Title Desk is a community run by Hiraeth Ventures LLC
Live Title Desk Q&A
Solve member deals and title issues live — bring your file, get real answers.
Deep Dive Masterclass
One advanced topic per week — heirship, curative strategy, creative finance, and more.
Networking Roundtable
Deal reviews, case studies, and guest speakers from across the investor and title world.
Investors, Realtors, builders, wholesalers, and title professionals learning together — and referring deals to each other. Members bring real files to live sessions and walk out with an actual plan, not theory.
Referral Partners
Companies we trust to send deals to — and who trust us to send deals back.
Rehab Wallet
RAH Signings
Mobile Notary Services
Velocity Advantage
Transactional Funding
Tom The Title Guy
+
Become a Referral Partner
Know a company that should be on this list? Reach out — we're always looking to grow the network.
Bring Us the Deal Everyone Else Walked Away From.
Join the community to learn how this work gets done — or submit your matter directly and let Zach & Sara's team take a look.