Consumer complaint received 2025-07-06 00:00:00
Product: Mortgage — VA mortgage
Issue: Struggling to pay mortgage — Foreclosure
Company: BANK OF AMERICA, NATIONAL ASSOCIATION
State: GA

Complaint narrative:
This is a very alarming and legally complex situation. We discovered a '' Vesting changes '' in real estate which refer to how title to a property is held essentially, who owns it and in what manner ( e.g., sole ownership, joint tenancy, tenants in common ). For a property to suddenly show 101 Heirs and then now " 99 heirs listed on property taxes management without US the owner 's knowledge '' after 26 years of clear ownership this points to a major problem.

Here 's a breakdown of what this could mean and why it's so problematic : We never heard of Nor received a letter are a document of Vesting Changes Questions Yet now we find out : What " Vesting Changes '' Mean in General : Vesting describes the legal way in which an owner or owners hold title to a property. It determines : Who has legal ownership.

How ownership can be transferred ( e.g., sold, willed, or passed upon death ) .The rights and responsibilities of each owner. 
Common forms of vesting include : XXXX XXXX : One person or entity owns the entire property.

Joint Tenancy with Right of Survivorship : Two or more people own the property equally. When one owner dies, their share automatically passes to the surviving owner ( s ) without probate.

Tenants in Common : Two or more people own the property, but their shares can be unequal. When an owner dies, their share goes to their heirs, not automatically to the other co-owners, and usually requires probate.

Community Property ( in some states ) : For married couples, property acquired during marriage is owned equally.

Why 99 Heirs Could Suddenly Appear Without Us the Owner 's Knowledge : We were told that This is extremely unusual and generally indicates a severe flaw in the property 's chain of title. We are told that here are the most likely scenarios : Heirs ' Property / Tangled Title : This is the most probable explanation. " Heirs ' property '' often arises when : An original owner died without a will ( intestate ). Yet We are Both Living.Without a will, state law dictates how the property is divided among their legal heirs. Over generations, this can lead to dozens or even hundreds of descendants having a fractional, undivided interest in the property.We also find out that The property can or was passed down informally. Families may live on or use the land for generations without formally transferring the deed through probate or other legal means.

Lack of Communication/Knowledge : Many heirs may not even be aware they have an ownership interest, or they may live far away and not be involved in the property 's management or tax payments.

It's possible the " one owners before '' us refer to was an heir themselves, but perhaps not the only heir, and the property was never properly probated or cleared after a previous owner 's death. The 26 years could be the period that this one heir believed they were the sole owner, while legally, other heirs had an interest.

Improper Foreclosure or Tax Sale : If the property went through a foreclosure or a tax sale at some point, there's a possibility that the legal procedures were flawed, and the original owner ( or their heirs ) were not properly notified or their rights were not fully extinguished. If a previous owner had heirs ' property issues, a subsequent sale might not have cleared all the interests.

Fraudulent Activity : While less common for such a large number of heirs to appear, outright fraud can not be entirely ruled out. Someone could have attempted to manipulate public records.

Clerical Error : While 99 heirs appearing due to a simple clerical error seems highly improbable, errors in public records ( like deeds or tax rolls ) can occur. However, this level of error would suggest a deeper underlying issue.

Impact of 101 Heirs at first, now " 99 Heirs '' on the Property : Clouded Title : The property has a " clouded title, '' meaning there are outstanding claims or defects that prevent clear and marketable ownership. No legitimate buyer or lender will touch a property with 99 heirs without a clear resolution.

Inability to Sell or Mortgage : The property can not be easily sold, transferred, or used as collateral for a loan, as all heirs would theoretically need to agree and sign off on any transaction.

Legal Action Required : To clear the title, legal action, specifically a " Quiet Title Action, '' is almost certainly required. This is a lawsuit filed in court to establish clear ownership and " quiet '' or eliminate all other claims to the property. It can be a very lengthy and expensive process, requiring efforts to locate and notify all 99 heirs ( or their descendants ).

Partition Action Risk : If some heirs want to sell the property and others don't, an heir can file a " partition action '' in court, which could force the sale of the property, often for a much lower value than it would fetch with a clear title.

Tax Implications : The fact that different people are paying taxes suggests disorganization and potential future tax lien issues.We were told that What the " One Owner '' XXXX XXXX and XXXX XXXX Should Do : If someone truly believes they have been the sole owner for 26 years and suddenly find 99 heirs listed, they need to take immediate and decisive action : We tried to with the Veterans Affairs Administration received nothing and now we know WhyWe have Consult a Real Estate Attorney : This is absolutely critical. We were told that we need an attorney specializing in real estate law, particularly title issues and heirs ' property in Georgia.

Order a Title Search : A comprehensive title search will reveal the complete history of the property 's ownership, including all recorded deeds, probate records, liens, and any other encumbrances that led to the " 99 heirs '' situation.

We have Gather Evidence of Ownership : We have Collect all documents related to ours 26 years of ownership, including the original deed, proof of tax payments, utility bills, maintenance records, and any other evidence of continuous, open, and exclusive possession.We also know that this might be crucial if an adverse possession claim is possible ( though adverse possession against co-heirs is very difficult ) .We are being Prepare for a Quiet Title Action : Based on the title search, Our attorney will likely advise initiating a Quiet Title Action to legally establish clear ownership.But the issue now is that The Veterans Affairs Administration signed a paper work with XXXX and XXXX XXXX XXXX XXXX XXXX purchase the property This is not a situation that can be resolved without legal intervention. The sudden appearance of 101 Heirs to 99 heirs indicates a deep-seated and complex title problem that needs to be addressed legally to protect Our " one owner 's '' rights.

In God We Trust Psalm 101

Company public response: Company has responded to the consumer and the CFPB and chooses not to provide a public response
Company response to consumer: Closed with explanation