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Mobile Home No Tiltle

Having a dispute with a tenant or landlord? Rental Law discussion

Mobile Home No Tiltle

Postby Kohkahycumest » Mon Dec 19, 2016 3:46 pm

I have made an offer on a mobile home set on a foundation, 1 acre land, attached garage. It is a bank owned foreclosure "Fannie Mae". Also it is a cash only sale because their is no title, I have looked at the house twice and cannot find a serial number. The bank excepted my offer but the bank wont be responsible for any money that might be owed on the house, "liens, property tax". I have paper work on the last owners, as they were evicted and left every thing. What can i do to make sure there is not any money owed on this place and if I would be responsible for the debts. With no title, title insurance would not help, right? I don't know wether this house is considered real estate or personal property. I really want this place but don't know what to do next, have not signed the offer papers yet.
Kohkahycumest
 
Posts: 36
Joined: Tue Apr 08, 2014 8:00 am

Mobile Home No Tiltle

Postby dureau » Thu Dec 22, 2016 9:26 pm

Hi Jordan,

Unless any debts of record have been cleared prior to your taking title, you could potentially be putting yourself at risk.  Title insurance will help, but you need to have a title search done first.  I’ll explain below.

There are several things you can do:

1.   Pay an abstractor or attorney to do a title search in the County where this property is located.  If there are any liens, judgments, mortgages or other encumbrances of record in the name of the previous owners that would convey with title to this property, this is how it will be discovered.  In my area, you can have a title search done for approximately $175-$200.

2.   Mobile homes are considered personal property, and are general titled at a state’s Department of Transportation, much as titles to automobiles are.  You may or may not be able to, on your own, find out if there is or ever was a title to this mobile home in the previous owner’s name; but it’s worth some effort to attempt it on your own.  The fact that you cannot locate a serial number is a little disturbing.

Mobile homes generally have a round, metal decal attached somewhere on the exterior with this information, but assuming you have already done a thorough search, you would have noticed one if were one attached to the mobile home.

Call the manufacturer of the mobile home and ask if they can offer any other suggestions for locating a serial number.

3.   If this property was foreclosed on, there had to have been an attorney or title company involved in the foreclosure, and this is public information available at County Courthouses.  Perhaps a call to the foreclosing attorney’s office would help.  I don’t need an answer to this question, but have you asked the bank for whatever information they have available on the property?

4.   Your BEST guarantee to a good title is to purchase an owner’s title policy.  Call a title company and/or a local attorney in your area and ask what they would charge, based on the purchase price.  Before issuing a title policy, however, all title companies require a title search to accompany the application.  

Be advised that all attorneys do not use the same title company, so don’t make the mistake of having a title search done first on your own with a title company, and then think that “any” attorney you choose will be able to use it.

In addition, if you ever want to later obtain financing on this mobile home and land, most lenders will require that the mobile home has been de-titled if it is permanently attached to a foundation.  This can be a time-consuming process, and not all attorneys are willing to tackle this.  You would need to find one that regularly does this type business and is familiar with the procedures involved.  

You can call some mobile home dealers in your area and ask some pointed questions for additional information on serial numbers, attorneys familiar with de-titling, etc.

Don’t forget to ask questions of neighbors in the area.  There’s usually one busy-body in every area/neighborhood who knows all and would be more than willing to talk to you.

Good luck to you.  Feel free to write again if you have additional questions.

Regards,

Elizabeth
dureau
 
Posts: 56
Joined: Sat Apr 02, 2011 12:50 pm

Mobile Home No Tiltle

Postby Cerdic » Mon Jan 02, 2017 10:13 am

I have made an offer on a mobile home set on a foundation, 1 acre land, attached garage. It is a bank owned foreclosure "Fannie Mae". Also it is a cash only sale because their is no title, I have looked at the house twice and cannot find a serial number. The bank excepted my offer but the bank wont be responsible for any money that might be owed on the house, "liens, property tax". I have paper work on the last owners, as they were evicted and left every thing. What can i do to make sure there is not any money owed on this place and if I would be responsible for the debts. With no title, title insurance would not help, right? I don't know wether this house is considered real estate or personal property. I really want this place but don't know what to do next, have not signed the offer papers yet.
Cerdic
 
Posts: 52
Joined: Sat Feb 22, 2014 2:04 pm


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