Real Estate Blog

Law Jobs For Humans. And For Humanity

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Donec rhoncus dictum massa, placerat finibus nibh finibus ac. In congue et mi sit amet rhoncus. In sollicitudin efficitur felis vitae imperdiet. Proin laoreet eros a ante porta, eget accumsan mi facilisis. Suspendisse vitae nunc augue. Donec venenatis sed nibh sit amet egestas. Morbi feugiat suscipit nisi a ornare. Maecenas ullamcorper, ante id varius ultrices, est ex commodo quam, a feugiat ante urna eu dui.

Quisque aliquet varius lacus. Vestibulum ut blandit metus, ut blandit mi. Morbi et maximus odio, eget hendrerit urna. Sed hendrerit aliquam odio eget suscipit. In non lacus iaculis, posuere nisi ac, interdum lacus. Fusce pulvinar fermentum quam, non egestas massa fringilla sed. Mauris mollis orci tortor, at fringilla nibh pulvinar ut. Vivamus ut lacus sit amet eros vestibulum ullamcorper.

Pellentesque habitant morbi tristique senectus et netus et malesuada fames ac turpis egestas. Vestibulum pellentesque, elit eget volutpat cursus, nibh mauris faucibus dui, eget mattis elit massa eget lorem. In ut lacus eu sapien pellentesque ultricies at vel sapien. Nulla at ligula in est placerat bibendum vel at augue. Mauris et sem nunc. Nulla malesuada velit eget ante fringilla tempor. In aliquam neque non sapien elementum, sit amet blandit risus tempor. Sed augue ante, varius eget vulputate vitae, bibendum id felis. Fusce ipsum justo, vulputate ut tortor id, aliquam rhoncus mauris. Mauris ultrices mattis lorem, eu pharetra metus facilisis interdum.

Nunc ante odio, convallis at maximus ac, rhoncus eget urna. Maecenas gravida risus lectus, quis tincidunt massa iaculis et. Suspendisse consectetur risus eu nisi finibus, sed tincidunt turpis commodo. Nullam id tortor sollicitudin orci rutrum vulputate eget quis sapien. Ut posuere, ante vitae iaculis convallis, nibh lectus elementum massa, efficitur bibendum nibh nibh eu arcu. Maecenas maximus orci id consectetur volutpat. Suspendisse efficitur urna est, non pretium lectus fringilla in.

Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos himenaeos. Praesent cursus tellus id arcu lobortis sodales. Nulla sollicitudin congue augue, pulvinar tempus magna facilisis eget. Vestibulum mollis urna turpis, in venenatis nisi tincidunt eget. Ut nec diam vitae leo volutpat sagittis non a odio. Vestibulum tincidunt erat in sem pretium posuere. Lorem ipsum dolor sit amet, consectetur adipiscing elit. Orci varius natoque penatibus et magnis dis parturient montes, nascetur ridiculus mus. Morbi vulputate neque ac placerat scelerisque. Nullam porttitor nunc efficitur consectetur posuere.

 

Nunc ante odio, convallis at maximus ac, rhoncus eget urna. Maecenas gravida risus lectus, quis tincidunt massa iaculis et. Suspendisse consectetur risus eu nisi finibus, sed tincidunt turpis commodo. Nullam id tortor sollicitudin orci rutrum vulputate eget quis sapien. Ut posuere, ante vitae iaculis convallis, nibh lectus elementum massa, efficitur bibendum nibh nibh eu arcu. Maecenas maximus orci id consectetur volutpat. Suspendisse efficitur urna est, non pretium lectus fringilla in.

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So You’ve Had a Compliance Breach – Now What?

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Lorem ipsum dolor sit amet, consectetur adipiscing elit. Aliquam at nisi a magna ullamcorper ullamcorper. Integer molestie, augue a fringilla mollis, est velit aliquam dui, et rutrum nulla nunc non elit. Integer interdum est ut suscipit vestibulum. Nunc mollis pretium nunc eu dapibus. Sed commodo blandit congue. Morbi a dolor non leo mattis tincidunt quis quis mi. Nulla condimentum ipsum ac pulvinar tempor. Nunc varius laoreet dolor vel fringilla. Aliquam erat volutpat. Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos himenaeos. Ut ac nisi sodales, blandit justo a, tincidunt ante.

Donec rhoncus dictum massa, placerat finibus nibh finibus ac. In congue et mi sit amet rhoncus. In sollicitudin efficitur felis vitae imperdiet. Proin laoreet eros a ante porta, eget accumsan mi facilisis. Suspendisse vitae nunc augue. Donec venenatis sed nibh sit amet egestas. Morbi feugiat suscipit nisi a ornare. Maecenas ullamcorper, ante id varius ultrices, est ex commodo quam, a feugiat ante urna eu dui.

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Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos himenaeos. Praesent cursus tellus id arcu lobortis sodales. Nulla sollicitudin congue augue, pulvinar tempus magna facilisis eget. Vestibulum mollis urna turpis, in venenatis nisi tincidunt eget. Ut nec diam vitae leo volutpat sagittis non a odio. Vestibulum tincidunt erat in sem pretium posuere. Lorem ipsum dolor sit amet, consectetur adipiscing elit. Orci varius natoque penatibus et magnis dis parturient montes, nascetur ridiculus mus. Morbi vulputate neque ac placerat scelerisque. Nullam porttitor nunc efficitur consectetur posuere.

 

Nunc ante odio, convallis at maximus ac, rhoncus eget urna. Maecenas gravida risus lectus, quis tincidunt massa iaculis et. Suspendisse consectetur risus eu nisi finibus, sed tincidunt turpis commodo. Nullam id tortor sollicitudin orci rutrum vulputate eget quis sapien. Ut posuere, ante vitae iaculis convallis, nibh lectus elementum massa, efficitur bibendum nibh nibh eu arcu. Maecenas maximus orci id consectetur volutpat. Suspendisse efficitur urna est, non pretium lectus fringilla in.

Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos himenaeos. Praesent cursus tellus id arcu lobortis sodales. Nulla sollicitudin congue augue, pulvinar tempus magna facilisis eget. Vestibulum mollis urna turpis, in venenatis nisi tincidunt eget. Ut nec diam vitae leo volutpat sagittis non a odio. Vestibulum tincidunt erat in sem pretium posuere. Lorem ipsum dolor sit amet, consectetur adipiscing elit. Orci varius natoque penatibus et magnis dis parturient montes, nascetur ridiculus mus. Morbi vulputate neque ac placerat scelerisque. Nullam porttitor nunc efficitur consectetur posuere.

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Law Firm Awards Announced

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Lorem ipsum dolor sit amet, consectetur adipiscing elit. Aliquam at nisi a magna ullamcorper ullamcorper. Integer molestie, augue a fringilla mollis, est velit aliquam dui, et rutrum nulla nunc non elit. Integer interdum est ut suscipit vestibulum. Nunc mollis pretium nunc eu dapibus. Sed commodo blandit congue. Morbi a dolor non leo mattis tincidunt quis quis mi. Nulla condimentum ipsum ac pulvinar tempor. Nunc varius laoreet dolor vel fringilla. Aliquam erat volutpat. Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos himenaeos. Ut ac nisi sodales, blandit justo a, tincidunt ante.

Donec rhoncus dictum massa, placerat finibus nibh finibus ac. In congue et mi sit amet rhoncus. In sollicitudin efficitur felis vitae imperdiet. Proin laoreet eros a ante porta, eget accumsan mi facilisis. Suspendisse vitae nunc augue. Donec venenatis sed nibh sit amet egestas. Morbi feugiat suscipit nisi a ornare. Maecenas ullamcorper, ante id varius ultrices, est ex commodo quam, a feugiat ante urna eu dui.

Quisque aliquet varius lacus. Vestibulum ut blandit metus, ut blandit mi. Morbi et maximus odio, eget hendrerit urna. Sed hendrerit aliquam odio eget suscipit. In non lacus iaculis, posuere nisi ac, interdum lacus. Fusce pulvinar fermentum quam, non egestas massa fringilla sed. Mauris mollis orci tortor, at fringilla nibh pulvinar ut. Vivamus ut lacus sit amet eros vestibulum ullamcorper.

Pellentesque habitant morbi tristique senectus et netus et malesuada fames ac turpis egestas. Vestibulum pellentesque, elit eget volutpat cursus, nibh mauris faucibus dui, eget mattis elit massa eget lorem. In ut lacus eu sapien pellentesque ultricies at vel sapien. Nulla at ligula in est placerat bibendum vel at augue. Mauris et sem nunc. Nulla malesuada velit eget ante fringilla tempor. In aliquam neque non sapien elementum, sit amet blandit risus tempor. Sed augue ante, varius eget vulputate vitae, bibendum id felis. Fusce ipsum justo, vulputate ut tortor id, aliquam rhoncus mauris. Mauris ultrices mattis lorem, eu pharetra metus facilisis interdum.

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Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos himenaeos. Praesent cursus tellus id arcu lobortis sodales. Nulla sollicitudin congue augue, pulvinar tempus magna facilisis eget. Vestibulum mollis urna turpis, in venenatis nisi tincidunt eget. Ut nec diam vitae leo volutpat sagittis non a odio. Vestibulum tincidunt erat in sem pretium posuere. Lorem ipsum dolor sit amet, consectetur adipiscing elit. Orci varius natoque penatibus et magnis dis parturient montes, nascetur ridiculus mus. Morbi vulputate neque ac placerat scelerisque. Nullam porttitor nunc efficitur consectetur posuere.

 

Nunc ante odio, convallis at maximus ac, rhoncus eget urna. Maecenas gravida risus lectus, quis tincidunt massa iaculis et. Suspendisse consectetur risus eu nisi finibus, sed tincidunt turpis commodo. Nullam id tortor sollicitudin orci rutrum vulputate eget quis sapien. Ut posuere, ante vitae iaculis convallis, nibh lectus elementum massa, efficitur bibendum nibh nibh eu arcu. Maecenas maximus orci id consectetur volutpat. Suspendisse efficitur urna est, non pretium lectus fringilla in.

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Nunc ante odio, convallis at maximus ac, rhoncus eget urna. Maecenas gravida risus lectus, quis tincidunt massa iaculis et. Suspendisse consectetur risus eu nisi finibus, sed tincidunt turpis commodo. Nullam id tortor sollicitudin orci rutrum vulputate eget quis sapien. Ut posuere, ante vitae iaculis convallis, nibh lectus elementum massa, efficitur bibendum nibh nibh eu arcu. Maecenas maximus orci id consectetur volutpat. Suspendisse efficitur urna est, non pretium lectus fringilla in.

Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos himenaeos. Praesent cursus tellus id arcu lobortis sodales. Nulla sollicitudin congue augue, pulvinar tempus magna facilisis eget. Vestibulum mollis urna turpis, in venenatis nisi tincidunt eget. Ut nec diam vitae leo volutpat sagittis non a odio. Vestibulum tincidunt erat in sem pretium posuere. Lorem ipsum dolor sit amet, consectetur adipiscing elit. Orci varius natoque penatibus et magnis dis parturient montes, nascetur ridiculus mus. Morbi vulputate neque ac placerat scelerisque. Nullam porttitor nunc efficitur consectetur posuere.

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The Benefits Hiring a Criminal Defense Lawyer

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Donec rhoncus dictum massa, placerat finibus nibh finibus ac. In congue et mi sit amet rhoncus. In sollicitudin efficitur felis vitae imperdiet. Proin laoreet eros a ante porta, eget accumsan mi facilisis. Suspendisse vitae nunc augue. Donec venenatis sed nibh sit amet egestas. Morbi feugiat suscipit nisi a ornare. Maecenas ullamcorper, ante id varius ultrices, est ex commodo quam, a feugiat ante urna eu dui.

Quisque aliquet varius lacus. Vestibulum ut blandit metus, ut blandit mi. Morbi et maximus odio, eget hendrerit urna. Sed hendrerit aliquam odio eget suscipit. In non lacus iaculis, posuere nisi ac, interdum lacus. Fusce pulvinar fermentum quam, non egestas massa fringilla sed. Mauris mollis orci tortor, at fringilla nibh pulvinar ut. Vivamus ut lacus sit amet eros vestibulum ullamcorper.

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Nunc ante odio, convallis at maximus ac, rhoncus eget urna. Maecenas gravida risus lectus, quis tincidunt massa iaculis et. Suspendisse consectetur risus eu nisi finibus, sed tincidunt turpis commodo. Nullam id tortor sollicitudin orci rutrum vulputate eget quis sapien. Ut posuere, ante vitae iaculis convallis, nibh lectus elementum massa, efficitur bibendum nibh nibh eu arcu. Maecenas maximus orci id consectetur volutpat. Suspendisse efficitur urna est, non pretium lectus fringilla in.

Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos himenaeos. Praesent cursus tellus id arcu lobortis sodales. Nulla sollicitudin congue augue, pulvinar tempus magna facilisis eget. Vestibulum mollis urna turpis, in venenatis nisi tincidunt eget. Ut nec diam vitae leo volutpat sagittis non a odio. Vestibulum tincidunt erat in sem pretium posuere. Lorem ipsum dolor sit amet, consectetur adipiscing elit. Orci varius natoque penatibus et magnis dis parturient montes, nascetur ridiculus mus. Morbi vulputate neque ac placerat scelerisque. Nullam porttitor nunc efficitur consectetur posuere.

 

Nunc ante odio, convallis at maximus ac, rhoncus eget urna. Maecenas gravida risus lectus, quis tincidunt massa iaculis et. Suspendisse consectetur risus eu nisi finibus, sed tincidunt turpis commodo. Nullam id tortor sollicitudin orci rutrum vulputate eget quis sapien. Ut posuere, ante vitae iaculis convallis, nibh lectus elementum massa, efficitur bibendum nibh nibh eu arcu. Maecenas maximus orci id consectetur volutpat. Suspendisse efficitur urna est, non pretium lectus fringilla in.

Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos himenaeos. Praesent cursus tellus id arcu lobortis sodales. Nulla sollicitudin congue augue, pulvinar tempus magna facilisis eget. Vestibulum mollis urna turpis, in venenatis nisi tincidunt eget. Ut nec diam vitae leo volutpat sagittis non a odio. Vestibulum tincidunt erat in sem pretium posuere. Lorem ipsum dolor sit amet, consectetur adipiscing elit. Orci varius natoque penatibus et magnis dis parturient montes, nascetur ridiculus mus. Morbi vulputate neque ac placerat scelerisque. Nullam porttitor nunc efficitur consectetur posuere.

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Common Encumbrances: What Is an Easement and Does It Transfer to a New Owner?

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Sometimes easements that are in effect work smoothly for years. This isn’t always the case though. As we can see with the North Dakota landowners that had to use over a pipeline easement. 

Wondering what is an easement and how it could be so important to sue over? Keep reading for an explanation of what easements are and how they work. 

What Is an Easement?

When you have an easement you have the right to use someone else’s property for a specific purpose. The owner of the property retains legal title. 

There are express and implied easements. While an easement can be created by oral agreement, these don’t always hold up in court.

To ensure that you have a legally binding easement you need to put it in writing. Then you need to file it with the county recorder. 

Types of Easements 

The most common way easements are used today are for utilities, municipalities, or cable lines. This is how lines for power, phone, cable, sewer, and water get installed for our city infrastructure. 

Utility Easement

This is the category that the utility easements fall under. The deed will describe these easements. 

The property owner is free to do what they like with the property. They just aren’t allowed to interfere with the utilities. 

Private Easement

When two people create an easement this is a private easement. Usually, they are to give access to a sewer line or driveway. 

These are the easements that usually get created by verbal agreement. They should be in writing though. 

Easement by Necessity

These easements arise when one property owner is forced to cross a neighboring property to get to theirs. No property owner may be denied access to their property. 

Because of this, the property cannot become landlocked. Usually, this is taken into consideration when land gets divided. But as time goes on and land is sold, a piece may no longer have access to a road. 

Prescriptive Easement

This is an easement that is granted for a specific purpose or length of time. Other easements are ongoing with no definitive end date. It is also different than a necessity as while that is for a purpose, it is also ongoing. 

An example would be granting access to allow the neighbor to park their boat for the summer. This is a specific use for a specific amount of time. 

Each state has specific laws about what is allowed for a prescriptive easement. So make sure you check with a knowledgeable real estate attorney. The easement holder may even be required to pay a portion of the property taxes for the land they use. 

Public Easement

Sometimes a part of a property needs to be used for public use. A common use is to give public access for a park or touring. 

Prior Use Easements 

Sometimes an easement will get formed by the intention of the property owners. But the owners never take the action to record the easement. When this happens it has to satisfy five elements for it to be enforceable. 

  1. Common ownership of the property at some point 
  2. the property was then separated into two at some point
  3. the use was before and after the aforementioned severance
  4. there is notice of the easement
  5. The easement isn’t for a beneficial or necessary use

This can be a tough threshold to achieve so if you have a debate involving a prior us easement it is best to consult with an attorney. These are the types of easements that typically require a court to determine if they are enforceable or not.

Your Rights

As an easement holder, you are entitled to use the property fully for the purpose of the creation of the easement. You cannot impose an undue burden on the property owner though. 

Easement rights can change over time and technology and land change. The court may find that the easement use is unreasonable. Conversely, the court could also find that the proper owner’s use has become an unreasonable burden on the easement. 

Assumed Easement Rights 

There are certain easement rights that are assumed and don’t need recording. These easements are assumed and recognized. 

Aviation: The space above your property is open to aircraft where needed for agricultural purposes 

Storm Drains: There is the assumption that a storm drain can get installed where needed to aid in moving water 

Sidewalks: This one should be obvious, but property owners don’t give permission for sidewalks as public use 

Dead Ends: If the property owner’s property blocks access to the next public way, they’ll have to give access across their property 

Conservation: Land trusts protect property from getting overdeveloped. the purpose is to protect property for conservation purposes. 

Transfer

Depending on the easement you have, some automatically transfer with the land. While others do not. 

Easements that are for the benefit of the land will remain with the property. While easements that are the benefit of the specific person are not. 

If the easement doesn’t remain with the property then it is up to the new owner to decide whether or not they will honor it. 

Duration

If you don’t specify a time limit for your easement, then it is assumed it is indefinite. If there is an end date, the easement holder must stop using the property on or before the end date. Otherwise, their entering the property can be deemed a trespass. 

Are You Dealing with an Easement? 

Do you currently have the right to use your neighbor’s property? Maybe you share a driveway or use a lake. 

Whatever the reason, make sure you have your agreement in writing and recorded. That way your interest in the property is safe in the event that your neighbor sells their property. 

You shouldn’t be asking “what is an easement?” But if you still have questions, the best thing to do is to speak with a lawyer. They can help you with any questions you may have. 

Contact us today for a free consultation and we can discuss your specific easement situation. 

Caveat Emptor: What’s the Difference Between a Warranty Deed and Quitclaim Deed?

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You just bought a new home! Congratulations! But how do you know that you are the true owner of that property and home? How can you be sure no one is going to show up one day and claim true ownership?

You know this because you obtained a deed when you bought the property. you didn’t just obtain a deed though, you obtained the right deed. Knowing the difference between a warranty deed and quitclaim deed can ensure you get your money’s worth when you buy real estate.

Not sure what the difference is? That’s ok, we are going to explain their differences and what they mean for you here in South Carolina.

Difference Between a Warranty Deed and Quitclaim Deed

When you are at your closing is not the time to determine what type of deed you will receive from the seller. Depending on the property you intend to buy, and who you are going to buy it from, will dictate what type of deed you will want.

What Is a Deed?

The best place to start is with what a deed actually is. This important document will contain the legal description of the property. It definitively states who the seller is and who the buyer is. They are also known as the grantor and grantee.

There is some key information that must be included within the deed. It must state the true address, the coordinates, the size and shape, and previous and new owner.

There are a couple different types of deeds that you might hear about. There are warranty deeds, special warranty deeds, quitclaim deeds, and deeds of trust. We are going to go over two common kinds here, warranty and quitclaim.

Quitclaim Deed

Do you wish to transfer property between family members or friends? These types of transfers are more casual and trusting than those between strangers.

When the transfer of property is not a traditional sale, then you can probably use a quitclaim deed. Here are some common situations when a quitclaim deed is commonly used.

  • The property is a gift
  • Transfer of property through a will
  • Transfer of property from one spouse to another during divorce
  • Transfer of property from parent to child or vice versa
  • A traditional sale where the seller is not confident of the property placement or boundaries

There is a huge amount of trust placed in the grantor by the grantee when accepting a quitclaim deed. The grantee has no recourse against the grantor if any defect in the title should arise.

You have the least amount of protection with a quitclaim deed. You will only get the same amount of interest in the property that the grantor has.

That means if a third party proves they are the rightful owner, and the grantor has no interest, then neither do you. It also means that if the property has a mortgage or lien, that will remain secured on the property through the transfer.

One caveat to this transfer is that the transfer will remain liable for the mortgage. So if they transfer the property, and the grantee decides to stop paying or sell the property, the grantor is liable.

There is also no recourse against the grantee for them no longer paying.

Warranty Deed

Some real estate transaction requires the greatest level of security. For example, you intend to buy your new family home from a stranger.

You don’t know the other person, so you need some security in return for plunking down your hard earned money. You don’t want to buy a property only to find out someone else owns it, or that it is encumbered by a lien.

A warranty deed will provide you with the assurance that the property you intend to buy is free and clear. Your deed comes with the following warranties:

  • The grantor will do what is necessary to deliver clear title to the grantee
  • The title is going to endure against any third party claims
  • The grantor is the rightful owner
  • The granter has a legal right to transfer the property
  • The property is free of all creditor claims, liens, or mortgages

If a problem arises with the title to your property then you have recourse against the seller. It is the grantor’s responsibility to cure any claims to the title.

This is a huge responsibility to place on the seller. As the can be held liable for problems with the title that they aren’t aware of.

Because of this, title insurance is a common practice in traditional property transfers. The title company will do a thorough search of the title and flush out any possible breaches in the chain of title.

What Deed Works for Your Needs?

Knowing the difference between a warranty deed and quitclaim deed will help you know what you need for your transfer of property. Using the right deed will ensure that your interests are protected.

If you simply need to put the property in a loved one’s name, then a quitclaim deed should suffice. But if you are involved in a traditional real estate sale, then it is in your best interest to obtain a warranty deed.

Just remember that there are pros and cons to both. So consider them both no matter if you are the buyer or the seller of the property.

Contact our office today for a free consultation and one of our attorneys will speak with you about your legal needs.

Unfinished Business: What Is a Mechanic’s Lien and How Do You Clear It?

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There are so many things people think about when they’re shopping for a new home.

How much can I spend? What features do I need? How many bedrooms? Do I really need a pool?

You’ve probably considered all of those things. You’ve probably also thought about getting a mortgage and going through escrow. But have you thought about the title of the house you’re interested in?

Many homes come with a nasty surprise that buyers don’t find out about until after they’ve purchased the home. These surprises are liens, and they come in many forms. One of which is a mechanic’s lien.

Not sure what a mechanic’s lien is or how you can get rid of one? Read on to learn all about it!

What Is a Mechanic’s Lien?

A mechanic’s lien is a lien placed on a piece of property for unpaid construction bills. Let’s say John Doe purchases a home at 111 Blackacre and decides he wants to make some improvements. Doe hires Joe Contractor to redo the kitchen and install central air conditioning.

Joe Contractor did everything to Doe’s specifications and did a great job. He also completed it on budget (shocking, we know). Joe Contractor issues a final bill to John Doe for payment, but much to Joe’s surprise, Doe never pays him for the work he completed.

So, with no other way to make John Doe pay for the improvements he made to Doe’s house, Joe Contractor goes down to the local courthouse and files for a mechanic’s lien.

Mechanic’s liens work much like a standard lien, except they attach to the property itself and not to the person who failed to make the payment. So when Joe Contractor gets his lien, it’s against 111 Blackacre and not John Doe.

Most of the time a mechanic’s lien makes it so that a property cannot be sold unless the lien is cleared so the home buyer can get clear title. However, it is possible for a mechanic’s lien to not show up until after the house sells. That means that the new homeowner would be responsible for clearing the lien if they want to sell the home in the future or take out a second mortgage.

How Long Is a Mechanic’s Lien Good For?

It depends on the state in which the property is located. In South Carolina, a contractor has 90 days from the date of services provided to file for a mechanic’s lien. This includes call-backs where a contractor has to return to a completed project to perform some additional work.

Once a contractor has a mechanic’s lien, then they have six months from the last day of service to enforce the lien.

Generally, enforcement of a mechanic’s lien is done through foreclosure. The contractor files suit to foreclose on the home and any proceeds are used to pay off the mechanic’s lien and any other encumbrances on the home. Whatever is left over goes to the homeowner.

How Do I Remove a Mechanic’s Lien?

The only way to remove a mechanic’s lien is to pay it. If you don’t want your home to be foreclosed, then you must pay the lien.

If you’re looking at purchasing a home that has a mechanic’s lien attached, make sure that you condition your purchase on their clearing of that lien. Otherwise, you’ll be responsible for clearing it yourself.

How Do I Avoid This Issue In the Future?

If you’re feeling disillusioned about the home buying process after finding out that you have a mechanic’s lien on your new home, you’re not alone. That doesn’t mean that you can’t avoid situations like this in the future.

One way to avoid purchasing a house with a mechanic’s lien attached is to hire someone to perform an abstract of title whenever you’re interested in putting an offer on a property. An abstract of title is the history of the house. It traces ownership of the house backward and forwards to ensure that the current owner has the home free and clear.

It starts with the initial grant deed and traces all changes in ownership. It also ensures that you’re not getting a home that was purchased under a quitclaim deed. A quitclaim deed means “I don’t know if I really own this house, but if I do, I’m selling you my interest in the home.”

Abstract of title also checks for any kind of encumbrances which may be attached to the home such as liens or easements. This process is usually fairly effective, but if the mechanic’s lien, or any other type of lien on the property, has not yet been recorded, then an abstract of title is not going to help you. The best way to protect yourself from liability attached to your home purchase is to buy title insurance.

Title insurance protects you from any undisclosed liens or encumbrances on your new home. Essentially, since liens are attached to the property and not the person, title insurance will cover any unexpected defect in title after you purchase a home.

So if Joe Contractor shows up at your front door ten years after you move in and says he has a valid lien against your home, title insurance will cover the cost. Then you’ll have clear title once again.

Buying a New Home Doesn’t Have to Be Tricky

It may seem like there are a lot of hidden tricks you have to know about in order to purchase a house that won’t hurt your pocketbook in the long run. That’s simply untrue. It always pays to get an abstract of title before you agree to purchase a house or even unimproved land.

A little money now will save you a lot of money in the future. And if you find something like a mechanic’s lien on a property that you’re just dying to purchase, ask the seller to clear the lien and provide proof that it has been cleared.

If you’re in the market for a new home, we can help! Contact us today to see how we can make your home purchase as smooth and pain-free as possible. Happy house hunting!

4 Reasons to Hire a Lawyer for Your Real Estate Closing

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Every year, there are millions of people who try to get around the legal system without any help from a lawyer or an attorney. Most people overestimate the cost of hiring an attorney, so they won’t hire a defense lawyer or even a real estate closing lawyer. However, the complicated gymnastics of buying a home should never be done without the help of a lawyer.

Here are four reasons for hiring a real estate lawyer when it’s time to close your deal.

1. Negotiating On Price

Like most things in life, the price of the house you’re looking at is completely negotiable. Some people think that there’s a limit to how low or how high one party can go in price, but there are few legal limits. The law of the free market is that something is worth as much as someone else is willing to pay.

Once you’ve gotten your home appraised, you’ll start comparing that appraisal price to the sticker price. If it’s been appraised as worth less than the sticker price, you’ll have a tough time getting the seller to budget. In a buyer’s market, the sticker price is less than that appraisal and you get the chance to start bidding.

When it comes time to sign off on a contract, not every homeowner is comfortable asking for a lower price even if they know the home is worth less than the asking price. However, with a lawyer on your side, you have someone you’re paying to do the dirty work.

Not only is your lawyer the ideal person to negotiate, but they’re also going to have a whole set of ideas on why the price should be lower. Your attorney is the one who’ll tell you if you’re making a good investment or not. You’ll know the quality of your purchase after talking to them.

2. Ensure You’re Protected

A real estate lawyer knows where to look for the common mistakes that homeowners make when buying a house. There’s a lot of excitement and emotion tied up with buying a home. If you buy a home based on emotion or with a lot of romantic thoughts behind the concept, you’re going to overlook a lot of potential issues.

At the end of the day, the person that you’re buying the house from isn’t your friend and doesn’t owe you anything. Most people selling their home are merely moving on to another home, taking another job, or building their family. However, there are plenty of homeowners who bit off more than they could chew with a home and are happy to let this problem home become someone else’s issue.

If you rushed through the inspection and bidding process, there’s a good chance you overlooked some major issues. When this is the case, it’s vital to pump the brakes to ensure that you don’t end up signing on for a home that will drive you crazy. A house that’s riddled with problems can upset an entire family.

Your closing lawyer ensures that you’re protected in your purchase and that if there are any issues that the seller tried to hide, they’ll be held responsible. If you end up with a house that has more problems than you can handle, there’s nothing to do if you didn’t hire a lawyer.

3. They’ll Look For Liens

One of the biggest ways to lose out on a property is when there are liens against it. That’s when the owner has taken out loans using the house as their backup or collateral. These liens will lower the value of the home as they’ll be attached to the value of the home, needing to be paid off before the house is yours.

A lawyer is trained to look for debt attached to a property. They’ll search the title and ensure there are no hidden debts with your new home.

An experienced lawyer will do more than just looking for any liens. They’ll write up a contract for you that ensures that you hold no responsibility for liens. If the former owner owes money to someone, that’s on them, not you.

The seller then becomes responsible for all of the hidden debt attached to the home, as they should be. There’s no reason for you to worry about the home you’re excited about being attached to debt and dragged down because of it.

4. They Can Leave You an Out

If you’ve been negotiating a home for weeks, you’ll have a lot of back and forth with the seller. After some time, it becomes too much of a headache for some buyers and they want out.

It doesn’t have to be that there’s something wrong with the property. It could just be that you’re sick of dealing with the seller and want to get away from them. Whether it’s because the inspector found a family of alligators living in the plumbing or that you’re sick of the seller, your attorney can get you out.

Your attorney serves a dual purpose in cases like this. First, your attorney handles all of the annoying conversations and does all the going back and forth for you. Second, they’ll protect you in case you’ve already made a bid, leaving you to go about your life and not have to deal with a frustrated seller.

A Real Estate Closing Lawyer Is Well Worth It

For the small cut that they’ll take at the end, hiring a real estate closing lawyer is worth what you get from them in the end.

A real estate lawyer can not only negotiate a higher price, but also save you from difficult lawsuits by nipping problems in the bud.

Continue to read more: 5 Essential Tasks Of A Real Estate Closing Attorney

4 Reasons Why an Attorney May Recommend Title Insurance

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If you’re wondering why your attorney‘s trying to sell you on owner’s title insurance, you’re in the right place. As many as 5% of homeowners claimed on their title insurance at one time or another, and when they did, they were mighty glad they had the protection!

If you ever have to make this kind of claim, there’s a good chance you’d have to fork out a lot of money to cover your costs. Simply put, the expenses associated with a defected title can be costly, so it’s better to be safe than sorry.

Continue reading to find out more.

What’s Owners Title Insurance?

Before we delve into why you need insurance, we’ll quickly explain what owner’s title insurance is.

When you buy real estate, you’re given the “title” to the land you’ve purchased. This means the owner has a right to possess and use the property.

However, the type of claim you have over property can vary. The most common forms include:

One of the reasons why there are so many kinds of “titles” is because land is used for all sorts of reasons. As such, you can buy the right to use it for a specific purpose.

Therefore, occasionally, someone (other than the apparent owner) may own and have rights to specific aspects associated with the property. Some of these are:

  • Mineral
  • Air
  • Utility

This is where homeowners sometimes find themselves in a pickle and rely on title insurance to bail them out of trouble.

Below are a few more reasons attorneys encourage you to take out this kind of protection.

1. Offers Protection from the Past

Title insurance provides coverage in the unfortunate event a future claim is made over rights to your land. If you suffer subsequent losses due to defects in your title, you can rely on this protection to compensate you.

The fantastic thing about this kind of insurance is that it doesn’t matter if these issues were the result of a byproduct of something that happened long ago.

These risks aren’t always obvious, but they’re usually costly both concerning time and money. This is why title insurance provides homeowners with peace of mind.

2. Protect Yourself from the Following…

When you take out title insurance, you protect yourself from these situations:

  • Fraud: namely, a false transfer in ownership rights
  • Accidental errors (either manual or electronic) in recording and filing documents affecting the state of your title
  • Unreported liens registered against the property
  • Easements associated with the property
  • Other title defects existing before you took out your policy

Although the number of claims made and paid to policyholders is relatively small, the indefinite nature of land ownership means there are plenty of situations (no matter how rarely they occur) where title insurance saves you hundreds, if not thousands of dollars in legal expenses.

This is especially true if you’re purchasing a foreclosed property. These kinds of properties rapidly increase the likelihood of dealing with a defective title.

In the most severe cases, your insurance could even compensate you for the forfeiture of your property.

3. It’s Not as Expensive as You Think

Two primary factors determine the price of title insurance:

  1. The location of your property
  2. The cost of your mortgage

However, out of the two, the state where your property’s located is usually the main factor impacting the rate. Individual states hold insurance providers accountable to different regulatory standards.

The stricter the regulations, the more expensive the insurance. This is because, typically, more work is undertaken by the insurer before they’re able to provide customers with a policy.

For example, insurers may be required by law to verify the history of your title. Tasks like this take a lot of time and energy to carry out.

In general, owner’s title insurance will set you back anywhere between $700 to $2,000.

Are There Other Factors That Drive the Cost of Insurance?

In short, yes.

Other financial matters such as making a smaller down payment on the property and having a lower credit score might increase the rate of your title insurance.

All in all, you might save a hefty amount on your upfront costs by refusing to take out title insurance. But, you need to put this expense into perspective.

These policies usually never expire. So, for the cost, they’re worth their weight in gold. This kind of coverage can protect you from thousands of dollars worth of trouble, even if complications arise years after you’ve bought the property.

4. An Extensive Title Search

As we’ve just mentioned, title insurance providers sometimes conduct extensive title searches on the property.

Even if a state doesn’t demand insurers to conduct these searches, they may do so anyway. A good quality provider should offer this service. Our best advice is to contact them directly to find out specifics.

A thorough title search minimizes the likelihood of a property owner having any future issues in the first place. Then, in the unfortunate event, you still have trouble, you’ll have the coverage to fall back on. It’s a win-win!

Do You Have More Questions?

If you found this feature on owner’s title insurance interesting, then we’re confident you’ll enjoy the other pieces published on our real estate blog. We discuss everything from the role a power of attorney has to reasons you need a lawyer to complete commercial real estate transactions.

Alternatively, if you have any questions about real estate, organizing your estate, or business law, please feel free to reach out and contact us. One of our team members will happily get back to you with a helpful response as soon as they can.

London Lawyers defend billings

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