{"id":930,"date":"2020-07-20T06:00:46","date_gmt":"2020-07-20T10:00:46","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=930"},"modified":"2024-04-25T23:20:30","modified_gmt":"2024-04-26T03:20:30","slug":"how-does-a-judgment-lien-work-our-succinct-guide-to-judicial-liens-on-real-estate","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/how-does-a-judgment-lien-work-our-succinct-guide-to-judicial-liens-on-real-estate\/","title":{"rendered":"How Does a Judgment Lien Work? Our Succinct Guide to Judicial Liens on Real Estate"},"content":{"rendered":"\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/07\/bill-oxford-OXGhu60NwxU-unsplash.jpg\" alt=\"Image of a judge gavel discussing how judgement liens work.\" class=\"wp-image-931\" width=\"480\" height=\"266\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/07\/bill-oxford-OXGhu60NwxU-unsplash.jpg 960w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/07\/bill-oxford-OXGhu60NwxU-unsplash-300x166.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/07\/bill-oxford-OXGhu60NwxU-unsplash-768x425.jpg 768w\" sizes=\"auto, (max-width: 480px) 100vw, 480px\" \/><\/figure><\/div>\n\n\n\n<p>Many people have <a href=\"https:\/\/www.deeds.com\/articles\/how-a-lien-affects-the-real-estate-title\/\">liens<\/a>&nbsp;on\ntheir home properties, connected to some debt waiting to be paid. Consider&nbsp;your\nmortgage \u2014 a&nbsp;voluntary, recorded lien you agreed to have placed on&nbsp;the\nhome as collateral for the loan. There are also involuntary liens, such as those\nimposed on your property after a court action. These judicial liens, or\njudgment liens, can attach to real estate. Individual states regulate both voluntary\nand involuntary liens. <\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Nuts and Bolts of the Judicial Lien<\/h2>\n\n\n\n<p>Once a final judgment is entered against the debtor, and the\nopportunities for appeals have been exhausted, the creditor (or its\nrepresentative) can follow the appropriate timeline to record the certified\noriginal Notice of Judgment Lien with the register of deeds in the debtor\u2019s\nhome county. <\/p>\n\n\n\n<p>A lien should be: <\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Filed at the courthouse where the judgment was\nordered. <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Certified by the clerk of the court.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Recorded by the register of deeds in the county.<\/li><\/ul>\n\n\n\n<p>This filing does not need to state a specific property\u2019s\nlegal description; it should identify the debtor by the last four digits of a\nsocial security number or tax identification number. Consult your state\u2019s\nJudgment Lien Act for all further details. <\/p>\n\n\n\n<p>The creditor keeps a signed copy. A signed copy is served on\nthe judgment debtor by certified mail. Expect certification and recording fees\nand, for large liens, a fee for personal service by a process server. <\/p>\n\n\n\n<p>While it\u2019s the person who is served with the notice, the\nlien attaches to the property itself, becoming a cloud on the title. Thus, the\nlien is on the property, not its owner; but in reality, homeowners must pay off\nthe judgment lien to offer clear, marketable title to any future owner.\nRecorded judgment liens show up in searches of land title records under the\nproperty owner\u2019s name until they\u2019re paid off.<\/p>\n\n\n\n<p>As an example, here\u2019s Michigan\u2019s provision with the precise details, including the five-year life of the lien, the requirement for filing and certification of a single possible 5-year renewal by the original court, and re-recording with the register of deeds 120 days before expiring. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Why Judgment Liens Are Created<\/h2>\n\n\n\n<p>Courts order payment to prevailing parties in cases\ninvolving debts, damages, or family law obligations \u2014 for example, to ensure\nthe payments of spousal or child support. <\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Liens Created After Lawsuits <\/h3>\n\n\n\n<p>If you\u2019re sued and a&nbsp;judgment&nbsp;is entered against you\nin a court, the court order can be recorded as a&nbsp;lien&nbsp;on your house.\nWhat\u2019s next? Can a homeowner lose the home to the creditor?<\/p>\n\n\n\n<p>In reality, unless it\u2019s a mortgage debt, a lien is very\nunlikely to result in the loss of the home. As we\u2019ll see below, protections exist\nfor homeowners facing unplanned, involuntary liens such as those imposed in\ncourt.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Support Award Liens <\/h3>\n\n\n\n<p>By recording a support award, a court creates a judgment\nlien on property of the person who must pay support money. Now what\u2019s next? The\nperson facing a lien for spousal or child support might have moved out of the\nmarital home. Will this new lien ruin the chances of approval for a mortgage on\na new home? <\/p>\n\n\n\n<p>No. It&#8217;s simply an administrative record, and it can happen\nautomatically under a state\u2019s marriage dissolution law. As long as the support\nis paid as directed, it will not dent the payer\u2019s credit score or mortgage\nqualification \u2014 although the mortgage applicant should disclose it, and the\nlender will consider it one of the home buyer\u2019s ongoing financial obligations.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">So, the Home Definitely Won\u2019t Be Taken?<\/h2>\n\n\n\n<p>Homes saddled with involuntary judicial liens have several\nshields \u2014 mainly, a number of heavy bureaucratic burdens for creditors:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>The homestead exemption.<\/strong> If the state has\na homestead exemption, any creditor who seeks to foreclose must pay the\nhomeowner a deductible, in effect, from the sale proceeds to satisfy the homestead\nexemption, designed to protect a certain amount of owner equity. <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>Tenancies by the entirety.<\/strong> If a marital home\nis <a href=\"https:\/\/www.deeds.com\/articles\/hows-your-property-vested-it-matters-as-much-as-your-will-or-trust\/\">vested\nas tenants by the entirety<\/a>, liens aren\u2019t allowed against the home\nunless the judgment names both&nbsp;co-owning spouses as debtors.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>Administrative costs.<\/strong> Foreclosure sales\nrequire notice through a newspaper, and several hundred dollars for the\nsheriff\u2019s fee to host the sale. The creditor needs to cover a title report, an\nappraisal, the copying and recording charges, and other costs of selling.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>Legal costs.<\/strong> Every legal and procedural\ndetail needs to be understood, or the creditor may fail to effect a sale.<\/li><\/ul>\n\n\n\n<p>The debtor could scuttle the sale by filing for bankruptcy,\ntoo. In any case, debtors get a six-month window post-sale to redeem the house\nfor the amount the buyer paid plus interest.&nbsp;Once recorded, a certificate\nof redemption invalidates the sale.<\/p>\n\n\n\n<p>Finally, many creditors just don\u2019t want the bad PR that\ncomes from taking people\u2019s homes. So, the creditor is unlikely to try to seize the\nhouse or attempt a foreclosure. If wage garnishment isn\u2019t an option, expect the\ncreditor to record the court order, impose the lien, and wait. The debtor has\nto resolve the cloud on title before refinancing or conveying the home to\nanyone else. <\/p>\n\n\n\n<p>Which takes us to\u2026 <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">How Judgment Liens Are Resolved<\/h2>\n\n\n\n<p>The debtor may discharge the lien through a bankruptcy case\nor commit to resolving the debt.<\/p>\n\n\n\n<p>The creditor must file a release document in the county\nwhere the lien was recorded if the debtor: <\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Pays off the debt.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Challenges the lien in court and gets a court-ordered\ndischarge.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Obtains a release of a wrongly attached lien. (Again using Michigan state law as an example, a wrongly targeted homeowner may need to use the formal <a href=\"http:\/\/www.legislature.mi.gov\/(S(jvfyblg3umeifthlkokl4ofa))\/mileg.aspx?page=GetObject&amp;objectname=mcl-600-2815\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">provision to cancel a lien<\/a> wrongly impacting someone with the same or a similar name as the real debtor.)<\/li><\/ul>\n\n\n\n<p>As noted, when the debtor wants to sell, liens must be resolved. If the homeowner\u2019s equity cannot cover the whole judgment, the creditor should record a partial discharge on the specific property being sold. The seller should ensure accurate, full, and timely disclosure to the creditor on the sale proceeds and the available equity.<\/p>\n\n\n\n<p>If the seller\nfully satisfies the judgment, the creditor must timely discharge the full lien,\nor owe penalties. Meanwhile, the debtor may file an affidavit and evidence of\npayment to the title company.<\/p>\n\n\n\n<p>Be sure the release, signed by the creditor or its\nrepresentative, is recorded, extinguishing the lien.&nbsp;<\/p>\n\n\n\n<p><strong><em>Pro tip:<\/em><\/strong> Buying a foreclosed home? Your\npurchase process will extinguish various liens. Yet&nbsp;the title search can\nstill bring up stragglers \u2014 sometimes senior to the lien being foreclosed on. <\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Judgment\nLien Q&amp;A<\/h2>\n\n\n\n<p><strong><em>Do judicial liens take priority over other liens?<\/em><\/strong><\/p>\n\n\n\n<p>Judgment liens have priority over non-tax liens\nrecorded&nbsp;later. States do make exceptions \u2014 for example, to protect loans taken\nout to refinance already ongoing mortgages, or seller-financed mortgages.<\/p>\n\n\n\n<p><strong><em>Can the creditor collect from the debtor\u2019s property in\na different county? <\/em><\/strong><\/p>\n\n\n\n<p>No. A creditor can only collect on a judgment lien if the\ndebtor actually owns property in the county where the lien is recorded. This is\nwhy creditors ask credit applicants to state whether they own or rent their primary\nhomes.<\/p>\n\n\n\n<p><strong><em>Can the creditor place multiple liens, then \u2014 to reach\na person\u2019s property in multiple counties?&nbsp;\n<\/em><\/strong>&nbsp;&nbsp;<\/p>\n\n\n\n<p>Yes. If the debtor could have multiple (or future)\nproperties elsewhere, then the creditor can have a copy of the judgment recorded\nin multiple counties. Otherwise, any payoff would be capped by the debtor\u2019s\nequity in a single property \u2014 and that\u2019s only after taxes, liens with higher\npriority, and closing costs are resolved.<\/p>\n\n\n\n<p><strong><em>Future properties? A creditor can place a lien on a\nhome the debtor doesn\u2019t even own yet?<\/em><\/strong><\/p>\n\n\n\n<p>That\u2019s right. The lien, until it expires, could attach to property\nthe debtor acquires later. So, if the debtor has no real estate when the lien\nis recorded, but later acquires real estate in a county where the lien exists,\nthe lien will attach to it. <\/p>\n\n\n\n<p><strong><em>A judgment creditor can\u2019t touch a trust, right? <\/em><\/strong><\/p>\n\n\n\n<p>A judgment creditor probably<em> can<\/em> place a lien on real\nproperty held in a revocable trust. An irrevocable trust could provide more\nprotections under state law. <\/p>\n\n\n\n<p>If the judgment is against a beneficiary, the creditor can\ngo after money once it\u2019s distributed to that person. <\/p>\n\n\n\n<p>For case-specific and state-specific information, consultation\nwith tax, real estate, and legal professionals is essential. At <em>Deeds.com<\/em>,\nwe are dedicated to providing high-quality, up-to-date information for a general\nreadership, and carefully curated, easy-to-use forms. Please note that neither\nthis website nor any other should be taken as a replacement for individualized\ntax and property law advice.&nbsp;<\/p>\n\n\n\n<p class=\"has-small-font-size\">Photo credit: Bill Oxford, <a href=\"https:\/\/unsplash.com\/photos\/OXGhu60NwxU\">via <\/a><a href=\"https:\/\/unsplash.com\/photos\/OXGhu60NwxU\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\"Unsplash (opens in a new tab)\">Unsplash<\/a><a href=\"https:\/\/unsplash.com\/photos\/OXGhu60NwxU\">.<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Many people have liens&nbsp;on their home properties, connected to some debt waiting to be paid. Consider&nbsp;your mortgage \u2014 a&nbsp;voluntary, recorded lien you agreed to have placed on&nbsp;the home as collateral for the loan. There are also involuntary liens, such as those imposed on your property after a court action. These judicial liens, or judgment liens, [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[71,104],"tags":[],"class_list":["post-930","post","type-post","status-publish","format-standard","hentry","category-general","category-liens"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>How Does a Judgment Lien Work? Our Succinct Guide to Judicial Liens on Real Estate - Deeds.com<\/title>\n<meta name=\"description\" content=\"There are also involuntary liens, such as those imposed on your property after a court action. These judicial liens, or judgment liens, can attach to real estate. 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