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hi im debbie ponticus and on todays episode of home health were going to focus on what could go wrong when trying to sell your home and specifically as it relates to title today i brought here alison kiermann shes a successful estate attorney and a good friend of mine and shes going to give us some perspective on the legal standpoint of what could go wrong with title so hi allison how are you today hi debbie im good thank you so much for having me good to have you back so as i mentioned theres lots of different reasons that a house could not make it to close some common things would be maybe theres lots of maintenance maintenance issues that a seller didnt realize they needed to take care of maybe weve just overpriced the home but what i want to talk about today is what i think a lot of people dont think about when it comes to selling their home and thats as it relates to title so specifically breaks of chains in the title so can you give us a little bit of your perspectiv