Unfortunately the only option if you can't get a title policy would be to go through a guardianship proceeding, which would be expensive even if there was no opposition. I suggest you contact a title attorney and ask them to get an opinion from whatever company they represent. The largest is First American Title, but there are a few others. Of course, if your buyer would have the right to select the settlement agent and thus the title company, but if you get a favorable opinion (which you should) you could encourage your buyer to use that company.
