[Saving in So Cal]

Although talking to your title company was a good suggestion, don't be surprised if they aren't helpful. This is not kind of fact pattern they typically deal with. Diolla is right. What you really need is an attorney that practices real property law in your state. A family friend or neighbor who is happens to be an attorney won't do. You need an expert familiar with your state's real property laws.

Diolla is also right in that your property is effectively worthless until you get this fixed. In addition, it is possible you may have financial liability you don't know about because of the nuances of property law. Best to get fully informed.