How can I make sure that a house is clear of workmen&#39;s liens? Is there a legal process I can undertake (like advertising in the paper) to clear any workmen's liens on a house that I am planning to buy? In other words, the situation I am trying to avoid is buying the house, then some plumber showing up a year later claiming that he did work on the house and he never got paid. Obviously the debt belongs to the previous owner, not me, so I assume the workman loses his chance to attach the property at some point. What point is that?
Short Answer Something must be filed within 90 days of the last work done on the property (in your state, there is minor variation in state law from state to state on the exact deadlines, but these are typical for the U.S.). If no work is done on the property after closing and nothing is recorded by a lien claimant by then, you are in the clear after three months. Filings by the current owner can shorten the deadlines as explained below, but you can never know if there was some contractor that the seller didn't mention. In practice, however, a seller will usually sign an affidavit at closing that there is no unpaid work outstanding, and in reliance upon that affidavit the title insurance company will issue a title insurance policy under which it promises to pay any liens that are filed after closing. If a lien is filed, the title insurance company will sue the seller for fraud and breach of contract damages, unless the lien filing was frivolous, in which case the title insurance company will pay for the lawsuit to remove the frivolous lien (and sue the person who filed it for slander of title). In practice, title insurance companies almost never pay claims because they review the public records for lien filings before closing and are ruthless about suing sellers who mislead them. Most of the cost of a title insurance policy goes towards this due diligence prior to closing. Long Answer The statutory basis of the short answer is as follows: A lien under M.G.L. c. 254 Sections 2 and 4 is dissolved unless the person claiming the lien shall record a statement signed under the penalties of perjury giving an account of the amounts due to them. The notice of contract must be recorded not later than the earliest of: – 60 days after filing or recording a notice of completion; – 90 days after filing or recording of a notice of termination; – 90 days after the contractor, subcontractor, or supplier last performed labor or provided materials. See M.G.L. c. 254 Sections. 2 and 4. In addition to filing the notice of contract, one must serve the Notice of Contract upon the owner to create a mechanic’s lien. See Ouellet v. Armstrong, 18 Mass L. Rep. 100 (2004)(failure to provide actual notice of the recording of the notice of contract is fatal to a mechanic’s lien claim). M.G.L. c. 254 Sec. 8 provided that a contractor’s, subcontractor’s or supplier’s lien will be dissolved unless the party claiming the lien records the sworn statement of account not later than the earliest of: – 90 days after filing or recording a notice of completion; – 120 days after filing or recording of a notice of termination; – 120 days after the contractor, subcontractor, or supplier last performed labor or provided materials. See M.G.L. c. 254 Sec. 8. After the statement of account is recorded, the general contractor must file a civil action in the appropriate county within 90 days of filing the statement of account and record the complaint in the registry in the county in which the land is located. See M.G.L. c. 254 Sections 5 and 11.
You bought the item following the instructions of the landlords, and they are paying for the item (specifically, reimbursement). So, you were acting as an agent for the landlords, and the item is theirs. Of course, you could withhold it until you get paid (unless your agreement specified otherwise).
To put it as nicely as possible, you're not being very smart by threatening to make the house guest's predicament the worst mistake they ever made. Drawing up a notarized contract with a financial penalty is ludicrous and likely simply illegal in terms of contracting for something that is against the law. Beyond that, any threats you make to against house guest could be grounds for them to file a civil suit against you, either for eviction or physical harm, and you'll end up in court rather than simply getting the house guest to leave. An Unlawful Detainer applies if there is verbal or written lease, and as such you would have to go through the formal eviction process. But if this is a simple house guest issue, with no lease or rental agreement in the past, and they are not a family member with some legal right to be in the house, law enforcement is the way to deal with it. It's very simple: set a move out date and say you will call the police or county sheriff if they don't move out on that date. If they don't leave and you do call the police or sheriff, simply say you have a house guest who won't leave, i.e. a trespasser. Law enforcement will come out and you will explain the story; they will likely make the determination that you are the property owner and the guest is indeed not welcome. Law enforcement will tell the guest to leave or be arrested, as per Florida Law - Chapter 810. You can call the police or county sheriff ahead of the move out date and determine the appropriate laws; and get advice on what you might need to do on the actual move out day. If the house guest has property, law enforcement will stand by at that time while they retrieve their property, or make arrangements for them get it at a later date, with or without law enforcement.
Don’t ignore the debt collects In most jurisdictions, your failure to pay can and will be recorded on your credit history. This may affect your ability to obtain finance or the rate you pay for it. For credit reporting, there is no need for the creditor to prove the debt before doing this. For example. In general, you are not legally allowed to default on a contractual obligation (i.e. not pay the bill) even if the other party has defaulted on theirs (i.e. failed to complete the work). It is not clear that you have explained to the contractor that you are withholding the remaining payment until they have fixed the alleged defects or if you have just not paid the money. When you have a contract dispute you need to be clear and take active steps to resolve it. Perhaps head office thinks all these items have been resolved. Perhaps you think they are defects or omissions but they are actually within normal tolerances or are exactly what you contracted for. Unless you talk to them, you can’t resolve it. When you have set out the disputed items, given them a time to fix them, told them you will pay when they are fixed, and possibly set out an alternative method of resolution (like you accepting the defects for a 5% discount) then you have a bona fide dispute. At that point you can tell the debt collector this and they must stop pressing you and remove your name from the credit reports.
There are two very important points you should keep in mind here: You are not under any obligation whatsoever to investigate the owner of a vehicle parked on your property. You have full rights to tow any unauthorized vehicle off of your property. So, by far the easiest thing for you to do is to shift all responsibility off of yourself. Make it somebody else's problem. Try the police first. The safest thing you can do is simply dial 911 (or try to find a non-emergency number if you live in a major city, but Nebraska suggests just calling 911 directly) and report the abandoned vehicles to police. Their process for declaring a vehicle abandoned can take a bit longer (takes seven days in Nebraska). Essentially they'll document the vehicles' location and tag them, and probably run the license plates (if they come back stolen, they'll be towed by law enforcement immediately). Then they'll come back seven days later and, if the vehicles are still there, have them towed as abandoned vehicles. Law enforcement will sometimes only respond to private parking complaints that are actually on paved surfaces, and it sounds like these vehicles are just parked out in the middle of a field somewhere, so they may not actually care. But it doesn't hurt to check. If that fails, just have it towed. If law enforcement says it's ok or doesn't care about the vehicles, the next easiest thing for you to do is to call around to different tow companies, and see if one will tow it off your property for free in hopes of recovering tow costs and other fees from the actual owner of the vehicle, or through sale of the vehicle if it's never claimed. Let them do all the research and contact the owner, or report the vehicle to the police if necessary. You don't need to do any of the work yourself. Sure that doesn't get you any money, but any scenario that gets you money will be a very long process and it sounds like you just want the vehicles gone. You do not own the vehicles. The previous owner saying you bought the vehicles with the land is blatantly wrong. Ignore him, completely. By that logic, someone buying an apartment complex would subsequently take ownership of all vehicles on its private parking lot. That's not how vehicle ownership works in any state, and you do not own the vehicles, nor do you have any right to dispose of them. Even if the vehicle is abandoned, there is still a legal process that must be followed to claim ownership of an abandoned vehicle with the state. Unless you really want to take ownership of the vehicle, those processes are probably way more time and effort than you're willing to expend (usually resulting in years of waiting). Taking it to a scrap yard could be very bad for you. Since you do not have ownership of the vehicles, you definitely should not take them to a scrap yard. Destroying the vehicles without giving a person the chance to come claim the vehicles could get you into a lot of trouble. You're basically destroying someone else's property. If the person came back looking and found out you destroyed them, they may even be able to press charges against you, the scrap yard, or a combination of both (a Class IV felony in Nebraska, since vehicles are worth more than $1500). As an aside, any legitimate and reputable scrap yard should outright refuse to destroy the vehicles for you, because you won't be able to provide them with any documents that verify your ownership of the vehicles. Make sure you don't destroy the vehicles in any other way, though. Again, shift the responsibility. Don't put yourself into situations if you don't have to. Law enforcement and tow companies deal with this stuff every single day, and are much more qualified to handle this situation in a legal way than you are. Let them take all the responsibility off of you, and don't worry about doing anything yourself. It will make sure you don't do anything illegal, and thus don't open yourself up to repercussions later on down the line.
Every lot on the subdivision is and always will be acquired “through the Developer” Unless the developer still owns it. Somebody is the heir or assignee of the Developer - that’s who you need to seek approval from. Even if the Developer was at some point a company that got liquidated, the right of being the Developer would transfer to the creditors of that company.
IANAL. I am not your lawyer. The following is not legal advice. The insurance company, regardless of how you feel about their process, has it appears, to have discharged their duties, namely they have paid out two separate claims. The personal property claim has been paid to the estate as the beneficiary, while the property claim has been paid out with the mortgage company as the beneficiary. The mortgage company seems, to me (disclaimer, I work at a financial institution, albeit in an IT role), to also be reasonable. Six months is an extremely long time without contact or payment (where I work, the loss mitigation department is sent all loans that are 3 months delinquent); the fact that you, the estate executor were not aware of the passing of the debtor is of no consequence. Also, many loans contain clauses that allow the lender to accelerate the loan (i.e. demand "immediate" payment of the whole outstanding balance). So they've started foreclosure proceedings, probably about 3 months ago. As for the foreclosure proceedings: The received $45,000 will be applied to the loan. The property (not just the house, but the entire lot) will be sold at public auction, as all foreclosed houses are in the state of New York. Proceeds from the sale of the house shall be applied to paying off the loan. If the proceeds exceed the outstanding mortgage amount, the estate will be sent the remaining proceeds. If the proceeds are less than the remaining amount, the estate is retains (i.e. owes) the remaining debt. EDIT: As an example of why the noting of jurisdiction is important on this stack-exchange, Nate Eldredge has informed me that in New York, it is possible for a judge to reduce the "remaining debt" of the estate by declaring that the sold house had a higher "fair market value" than it sold for.
If I understand your question correctly, you have some clients who have paid you for services that you have not yet provided and, indeed, they have not yet requested. Is this correct? The accounting term for this is a "prepayment". The correct accounting treatment is to increase an asset account (your bank account) and create a liability account (Prepayments or something similar). You need to talk to your accountant about how to treat these for consumption and income taxes. Legally, these people are now creditors of your business - just like all of your suppliers and employees. There is no legal requirement to escrow or otherwise treat this as trust money. Basically, if your business goes bust they will lose their money. This is something that you should have dealt with in your contract with your customers - if you are running an online business then you should get a lawyer to revise your terms of service to cover things like how they can ask for a refund (and how long you have to get it to them) and how long (or if) they forfeit the funds. As it stands the money effectively becomes yours after whatever time under a statute of limitation applies to transactions of this type and size (under whatever law applies to the contract) since after that time they cannot sue to get it back.