Real Estate Disputes & Litigation Throughout Polk County
When Property Issues Need A Steady Legal Hand
Not every property matter goes smoothly, and when disputes arise, having a
Winter Haven real estate litigation attorney brings clarity and direction. Floyd, Sammons & Spanjers helps clients resolve title issues, boundary disagreements, co-owner conflicts, and landlord-tenant disputes throughout Polk County. We focus on practical solutions first and pursue litigation when it is necessary to protect your rights.
Quiet Title Actions To Clear Ownership
A quiet title action is often required when ownership of a property is uncertain or when title companies refuse to insure due to an old defect. We file quiet title lawsuits for issues involving unreleased mortgages, unknown heirs, tax deed sales, and clerical errors in prior deeds. Once the court confirms ownership, you can move forward with refinancing, selling, or transferring the property confidently.
Partition Actions For Co-Owned Property
When co-owners cannot agree on how to use or sell a property, a partition action becomes the final legal remedy. These cases arise frequently with inherited homes, family-owned land, or jointly purchased investment property. We aim to settle disputes through communication and negotiation, but when agreement is not possible, we ask the court to order a fair division or supervised sale.
Adverse Possession And Boundary Line Issues
Boundary disputes often begin with a new survey showing a fence, driveway, or shed across the property line. We investigate surveys, negotiate with neighbors, and take action when property rights are at risk. For land occupied without permission, we advise on adverse possession claims or defend owners against improper attempts to claim their land.
Landlord-Tenant Disputes That Require Litigation
Most rental issues can be resolved through notices or simple agreements, but some escalate into
contested eviction hearings or property damage claims. When negotiations or settlements fail, we represent landlords and tenants in Polk County court to resolve the matter legally. Our team ensures all filings, deadlines, and procedural requirements are met.
Our Approach To Real Estate Litigation
We understand that litigation can be stressful and prefer resolutions that avoid unnecessary conflict or cost. Floyd, Sammons & Spanjers often begins with negotiation or mediation, aiming for agreements that protect your interests without a lengthy court process. When litigation is the only path forward, we prepare a clear strategy and stand with you through hearings, mediation, and trial.
Frequently Asked Questions
How long does a quiet title action take in Florida?
A quiet title case typically takes several months if uncontested. The timeline is longer when defendants cannot be located and publication is required. We handle each step carefully to keep the case moving forward.
What does a partition lawsuit involve?
A partition case asks the court to divide or sell co-owned property when the owners cannot agree. The process begins with filing a complaint and notifying all owners. We help you evaluate whether partition is the best option or if negotiation may resolve the conflict sooner.
My title search shows an old lien. What should I do?
Old liens often remain because a payoff was never recorded. We investigate the history, request releases, or file action if the lien is invalid. Clearing title early ensures you can close, refinance, or sell without delays.
What if a neighbor's fence or structure is on my property?
We recommend verifying the boundary with a survey, then notifying the neighbor of the encroachment. Many disputes settle through simple boundary agreements, but some require court orders to remove the encroachment. Early action helps prevent larger issues later.
What should I know about adverse possession in Florida?
Adverse possession requires open, continuous, and hostile possession for a specific period, and certain tax obligations must be met. Not all situations qualify, and mistakes can lead to loss of rights. We evaluate eligibility and advise on the safest approach.
See All Real Estate Services
If you need help with commercial contracts, residential closings, or eviction matters, our attorneys provide support across every area of real estate law. Floyd, Sammons & Spanjers assists clients throughout Winter Haven, Lakeland, Bartow, and surrounding communities. Practical guidance and local insight help resolve disputes efficiently.