Hi Kenst

Yes, objections do happen, but the first thing to clarify is at what stage they were filed. If the objection comes after the Certificate of Sale but before the Certificate of Title, you are basically stuck in limbo. You don’t control the property yet and you depend entirely on the court and on the plaintiff and defendant, parties you don’t belong to, to close the process. If the objection is filed after the Certificate of Title, it’s a different situation: you are already the legal owner, you have property rights, and the objection becomes something specific you can focus on and defend.

It’s frustrating, but courts have become increasingly permissive with objections, especially in favor of foreclosed homeowners. There was a clear shift during the pandemic foreclosure bans, and since then this tendency has almost become an unwritten rule. It may feel unfair, but it’s the reality investors have to operate in today.

There are no real statistics on how common objections are. It varies widely by county, judge, and case. For example, more rural counties tend to be more conservative and stricter in applying the rules, while large urban counties with overloaded dockets are usually more permissive and slower to resolve issues.

One practical way to reduce exposure is to avoid cases that have been filed for more than a year. Those cases are often messy and the filing year is almost always visible in the case number itself, or can be easily confirmed in the Final Judgment, Lis Pendens, or other documents in the docket. A second useful hint is to review the civil case docket before bidding. You don’t need to read every filing, just look at the docket history. It quickly shows whether the case has been smooth or if the defendant’s attorney has been filing constant motions and delays.

Thank you for your reply, Fernando Alonso. If I still receive the title after the objection hearing, the last owner can appeal this decision, too. How long does the appeal case usually take? Does it block me from rehabbing or selling the house? Would it result in clouds on the title? Can I sell the house or would I have any difficulties in selling the house if there is an appeal case going?
Thanks for sharing your experience.