{"id":970,"date":"2020-08-27T06:00:53","date_gmt":"2020-08-27T10:00:53","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=970"},"modified":"2024-04-25T23:20:29","modified_gmt":"2024-04-26T03:20:29","slug":"when-you-least-expect-it-what-you-need-know-about-unrecorded-real-estate-liens","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/when-you-least-expect-it-what-you-need-know-about-unrecorded-real-estate-liens\/","title":{"rendered":"When You Least Expect It\u2026 What You Need Know About Unrecorded Real Estate Liens"},"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\/08\/unrecorded-real-estate-liens.jpg\" alt=\"Image of a child holding a book with a very surprised like on their face.  Captioned: When you least expect it... What You Need To Know About Unrecorded Real Estate Liens\" class=\"wp-image-971\" width=\"452\" height=\"302\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/08\/unrecorded-real-estate-liens.jpg 602w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2020\/08\/unrecorded-real-estate-liens-300x200.jpg 300w\" sizes=\"auto, (max-width: 452px) 100vw, 452px\" \/><\/figure><\/div>\n\n\n\n<p>For many buyers, the home shopping experience involves gazing\nwistfully at hardwood floors, kitchen countertops, new appliances, and the\nsunny views from the windows over the garden. As the purchase decision gets\ncloser, the focus turns to the AC efficiency and the state of the roofing, electric\noutlets, vents, and ducts. Even then, an unknown <a href=\"https:\/\/www.deeds.com\/articles\/how-a-lien-affects-the-real-estate-title\/\">lien\non the title<\/a> might be the furthest thing from a buyer\u2019s mind. <\/p>\n\n\n\n<p>Liens represent debts that must be resolved before the home\ncan be sold.&nbsp;A mortgage lien, for example, represents a buyer\u2019s obligation\nto repay the lender.<\/p>\n\n\n\n<p>Before the title can be conveyed to a new owner, a title\nsearch will look back over the chain of title to find easements, covenants and\nrestrictions in the records. If a preliminary title report comes back clean, it\nmeans nothing substantial was unearthed in the records. Typically, then, the\nbuyer can then access financing, and the parties may proceed with the deal. <\/p>\n\n\n\n<p>But what about unrecorded liens? No one likes surprises that\ncould delay closing. Potentially even more problematic are liens that escape the\ntitle company\u2019s attention entirely, only to be discovered after the new owner\nhas lived in the home for some time. <\/p>\n\n\n\n<p>To avert these problems, it helps to know the basics of\nunrecorded liens.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">A Municipal Lien Search Can Find Unrecorded Liens.<\/h2>\n\n\n\n<p>Your realtor will likely want a <em>municipal lien search<\/em>\ndone as soon as possible. When your home inspection is being ordered, check on\nthe municipal lien search order, and be sure it will include a search for open\nand expired permits.&nbsp;Responsibility for the cost of searches can be\nassigned in the contract between the buyer and seller.&nbsp;<\/p>\n\n\n\n<p>It\u2019s worth emphasizing that a buyer assumes responsibility\nfor the title when acquiring a home to live in. Buyers should find out what permitted\nimprovements have been made to the home over the years, and what debts and\nrequirements a local government agency could have placed on the property. <\/p>\n\n\n\n<p>Municipal searches can vary in their level of diligence. A\nthorough search should encompass:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Tax liens for outstanding property tax bills.\nCities and townships can file liens for back taxes, tacking on interest and\nadditional charges. <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Unpaid utility charges. Some counties and cities\nput liens on homes for utility bills that homeowners leave unpaid.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Unpaid special assessments imposed by\nhomeowners\u2019 associations (HOAs). These are bills for improvements that weren\u2019t\ncovered in regular monthly condo fees. <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Unpaid special assessments by municipalities.\nThese are billed to homeowners for enhancements such road works, signs and lights,\nand water and sewer systems. <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Open permits or code violations. If you plan to renovate\nyour new home, and need a permit, the last thing you\u2019ll want to find is evidence\nthat a prior owner\u2019s renovation was not inspected and closed out. Be sure the\nprior owner complied with local safety standards. Ask for a search!<\/li><\/ul>\n\n\n\n<p>Remember that the home\u2019s asking price is negotiable, on the\nbasis of renovations already done, and the expenses of any repairs and\nreplacements still needed. With lien and permit searches, buyers can look under\nthe hood to examine permitted improvements and local service bills. This step\nprovides insights to the condition of the home, repairs likely to be needed in\nthe future, and unpaid claims.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Protect Your Ownership \u2014 and Your Heirs. Be Sure Your Payoffs Get Recorded.\n<\/h2>\n\n\n\n<p>When you pay off a debt associated with a lien \u2014 for example, when you pay off your mortgage entirely or when you refinance \u2014 you\u2019ll receive a payoff statement. Next, keep a close watch on the all-important recording step. Allow a brief period after your mortgage payoff for the company to process the lien release, then call the loan servicer to confirm that the lien release is recorded. Land records should also show the <a href=\"https:\/\/www.consumerfinance.gov\/ask-cfpb\/after-i-have-paid-off-my-mortgage-how-do-i-check-if-my-lien-was-released-en-206\/\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">lien release<\/a>.\u00a0 <\/p>\n\n\n\n<p>In some cases, it\u2019s the borrower who has to record the mortgage\nrelease. Don\u2019t miss the memo! Whenever you get a payoff verification letter\nfrom a mortgage company, follow up. If the lender doesn\u2019t record, take this\nstep yourself. <\/p>\n\n\n\n<p>Same goes for home equity lines of credit. You might have\npaid yours down to a zero balance, or never used your credit line at all. It\u2019s\nstill secured by the home. Close out your line of credit and request a release.\nAnd of course, remember to record the release with your county recorder\u2019s\noffice.<\/p>\n\n\n\n<p><strong><em>Pro tip: Watch for the MIA.<\/em><\/strong>Unrecorded\nreleases are common enough that in some states underwriters rely on mutual\nindemnity agreements (MIAs) so they can issue clear titles, letting sales or\nrefinancing go through. No MIA can cover every potential cloud on a title \u2014 nor\ndo MIAs actually release existing liens.&nbsp;Where an MIA is used, follow up\nwith your title agent after closing to get any lingering defects resolved. Even\nif there\u2019s a payoff letter, even if it\u2019s patently obvious that a debt is paid\nin full, and even if a sale goes through without a hitch, an unrecorded release\nis still a cloud on the title.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Owed and Paid-Off Debts: Both Can Fall Through the Administrative Cracks. <\/h2>\n\n\n\n<p>Both liens and payoffs can slip through the cracks and go\nunrecorded. In multi-unit properties, liens may be attached by various\ncontractors, with partial releases recorded as each unit is purchased. Some\nliens can easily be overlooked. <\/p>\n\n\n\n<p>Mortgage liens can also cause trouble, especially as a\nnumber of lenders went bankrupt in and around 2008. Creditors may have merged\nwith other companies; debts may have been sold. <\/p>\n\n\n\n<p>If the homeowner holds an owner\u2019s title insurance policy,\nthis can provide the level of assurance that enables a transaction to go\nthrough. The policy indicates that expert backup is available \u2014 an insurance\ncompany working on having releases recorded. Otherwise, the discovery of an\nold, unrecorded lien or release can start a practically impossible paper chase.\n<\/p>\n\n\n\n<p><strong><em>Note:<\/em><\/strong> The mortgage lender\u2019s policy doesn\u2019t\ngive the buyer any contractual protection. Only the beneficiary named on the\npolicy has coverage for later-discovered title defects.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Limit Your Risk. Be an Informed Title Insurance Policy Holder. <\/h2>\n\n\n\n<p>With an homeowner\u2019s standard policy (<a href=\"https:\/\/www.firstam.com\/title\/resources\/reference-information\/title-insurance-reference-articles\/70-ways-to-lose-your-property.html\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">here\u2019s an example<\/a>), your title insurance should cover you for \u2014 among many other issues \u2014 these unrecorded encumbrances: <\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>An ineffective or disputed release of a prior owner\u2019s\nlien.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>A faulty indexing of a deed that was recorded,\nrendering the release impossible to find.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Any undisclosed encumbrance, as well as the unrecorded\nencumbrances.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Tax releases that mistakenly credited payments\nto the wrong person.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Formerly released yet reinstated tax and\nassessment liens.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Unrecorded special assessments.<\/li><\/ul>\n\n\n\n<p><br>\nAdditionally, policies may be written with extended coverage against: &nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>Contractors\u2019 unrecorded <a href=\"https:\/\/www.deeds.com\/articles\/lien-in-a-primer-on-mechanics-liens\/\">mechanics\u2019\nliens<\/a>.<\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Unrecorded estate or inheritance tax liens. <\/li><\/ul>\n\n\n\n<ul class=\"wp-block-list\"><li>Previous owners\u2019 noncompliance with zoning\nordinances, covenants and restrictions running with the home\u2019s title.<\/li><\/ul>\n\n\n\n<p>Speak to a title insurer to learn what the company\u2019s policies\ncover through the life of your homeownership. At the same time, consider having\na real estate lawyer examine the title search report and answer any questions you\nhave about the inspection, the title searches, and insurance. <\/p>\n\n\n\n<p>We hope our readers will never be surprised by undisclosed or unrecorded liens. But it\u2019s good to know buyers can take affirmative steps to cover their assets.<\/p>\n\n\n\n<p class=\"has-small-font-size\">Photo credit: <a href=\"https:\/\/unsplash.com\/photos\/qDY9ahp0Mto\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">Ben White<\/a>, via Unsplash. <\/p>\n","protected":false},"excerpt":{"rendered":"<p>For many buyers, the home shopping experience involves gazing wistfully at hardwood floors, kitchen countertops, new appliances, and the sunny views from the windows over the garden. As the purchase decision gets closer, the focus turns to the AC efficiency and the state of the roofing, electric outlets, vents, and ducts. Even then, an unknown [&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":[104],"tags":[],"class_list":["post-970","post","type-post","status-publish","format-standard","hentry","category-liens"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>When You Least Expect It\u2026 What You Need Know About Unrecorded Real Estate Liens - Deeds.com<\/title>\n<meta name=\"description\" content=\"Liens represent debts that must be resolved before the home can be sold. 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