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Understanding Lis Pendens: Protecting Property Interests in Legal Disputes

In real estate law, a term often arises is “lis pendens.” This term can be somewhat elusive for many homeowners and investors. However, understanding lis pendens is crucial, especially in real estate transactions or disputes. This blog post aims to demystify lis pendens, explaining its significance, process, and implications for property owners and potential buyers.

What is Lis Pendens?

Lis pendens, Latin for “suit pending,” is a legal notice filed in the public records indicating that a property is subject to a pending lawsuit. This notice warns potential buyers or lenders that the property is involved in a legal dispute, which could affect the title or ownership rights.

Purpose of Lis Pendens

The primary purpose of lis pendens is to protect the interests of the party who has filed the lawsuit. By placing a notice in the public records, the filer ensures that any potential purchaser or lender knows about the ongoing litigation. This can prevent the property from being sold or encumbered without resolving the underlying legal issues, thereby preserving the plaintiff’s claim.

The Process of Filing Lis Pendens

Filing the Lawsuit: The party initiating the lawsuit must first file a complaint in court. This lawsuit typically involves real estate matters, such as disputes over ownership, boundary issues, or contract breaches.

Drafting the Lis Pendens Notice: The plaintiff’s attorney prepares a notice of lis pendens detailing the nature of the lawsuit, the property involved, and the court where the case is pending.

Recording the Notice: The notice is then recorded with the county recorder’s office where the property is located. This step is crucial as it makes the notice part of the public record, alerting anyone conducting a title search.

Serving the Notice: Finally, the plaintiff must serve a copy of the lis pendens notice to the defendant(s) in the lawsuit.

Implications of Lis Pendens

For Plaintiffs, filing a lis pendens provides leverage in the legal dispute. It can prevent the defendant from selling or refinancing the property, compelling them to address the lawsuit.

For Washington, DC Defendants, a lis pendens can be a significant burden. It clouds the title, making selling or financing the property difficult. In some cases, defendants may seek to remove the lis pendens, arguing that the lawsuit does not involve a direct claim on the property.

For Buyers and Lenders, a lis pendens is a red flag. Purchasing or lending against a property with a pending lawsuit can be risky, as the case outcome could affect ownership rights. Due diligence is essential, and transactions involving such properties are often halted until the legal issues are resolved.


Lis pendens is a powerful legal tool in Washington, DC real estate litigation designed to protect the interests of parties claiming rights to a property.  However, it also poses significant implications for property transactions. Whether you are a homeowner, buyer, or involved in a real estate dispute, understanding lis pendens is essential. If you are dealing with a lis pendens issue, consulting with a knowledgeable real estate attorney is crucial to navigate the complexities and effectively protect your property interests.