We specialize in the research and reporting of unrecorded liabilities by identifying all outstanding financial obligations that have the potential to become a lien against a property. A municipal lien search can prevent problems in the transfer of a residential or commercial real estate title resulting in a successful transaction for all parties.
What is a property lien? Why do I need a municipal lien search?
A property lien is a legal claim on your property that allows the lienholder to obtain access to your property if your debts are not paid. It must be filed and approved by a county records office or state agency. Liens give creditors a way to collect debts owed to them by clouding the title of your property and often allowing them to foreclose. Generally, a property cannot be sold without a lien being satisfied.
Your title company will conduct a title search of all recorded liens. Some debts will not appear in this search because they have not been recorded. While these debts are the responsibility of the property owner, if left unresolved will stay with the property and on transfer of ownership in sale, will become the responsibility of any future owner until resolved. Our municipal lien search service identifies all debts related to a property with the potential to become a lien, so the property can be cleared of any outstanding financial liabilities and will transfer to a new owner with a clean record. No bad surprises.
Our team works to identify all outstanding residential and commercial property debt so you are assured of complete disclosure and can attend to the required resolution as quickly as possible for a seamless transaction closing.
Our Municipal Lien Search includes:
• Identification and status of all utilities (water/sewer/storm water/ solid waste/natural gas/electric service)
• Property tax certificate
• Code violations
• Open/expired permits
• Special assessments
• Payoff demands/account ledgers/W-9s
• Fire certificates
Each report comes with the supporting documentation and lienholder information (payoff requirements and procedures) you need to resolve all issues before sale.
In a hurry? We can rush reports at no additional cost. Your emergency is our emergency.
Need to customize reports to meet your client's specific requests? We routinely tailor our reports to accommodate every client's needs.
We stand behind our results in assisting our clients with post-closing and title lien curative issues. Our services are covered by a $1,000,000 E & O insurance policy.