How to Avoid Liens in Bradenton
Avoiding Liens in Bradenton is Crucial to Protect Your Investment
Quick Answer
To avoid liens in Bradenton, conduct a thorough title search before closing. Florida Statute 695.01 mandates that all liens must be recorded to be enforceable, but unrecorded liens can still surface and cause issues. For example, a $10,000 lien discovered late can delay closing and increase costs. If a lien is found just days before closing, you might face renegotiations or even lose your deposit. Call me at 941.400.8735 or reach out directly to Michael Renick – I’ll share my approach with you.
What Actually Breaks Deals in Florida
When a title search reveals a lien, it can halt the entire transaction. Florida Statute 695.01 requires that liens be recorded, but sometimes they aren’t, leading to unexpected surprises. I once had a deal where a $15,000 contractor’s lien was discovered during the title search, forcing the seller to pay it off or risk losing the buyer. The consequence was a delayed closing and increased stress for all parties involved.
Another common issue arises with HOA or condo association liens. Florida Statute 720.3085 allows associations to place liens for unpaid dues, which can become a significant problem if not addressed early. In one transaction, an HOA lien of $5,000 was uncovered during the estoppel process, leading to a last-minute scramble to clear it before closing. This nearly caused the buyer to walk away, risking the seller‘s entire deal.
I had been looking for a local condo for over a year and was very unhappy with the service. I had worked with three agents from three different national chains. None of the three seemed to know the market very well, took the time to understand what I’m looking for, and most importantly rarely followed up when they told me they would. I have never experience such a lazy approach to working with a buyer. Things changed when I met Mike and part of his team at their St. Armands office. The first thing Mike did was apologize for the poor service…even though it wasn’t his fault. I already knew that I found someone who help himself accountable. What a breath of fresh air! After spending about 30 minutes with me understanding what I was looking for, Mike introduced me to Eric. Between the two of them, they found five condos for me to look at. Each of the five, met my criteria. They actually did listen. I’m excited because we plan to submit an offer later today. The market analysis they prepared was thorough and easy for me to understand. I cannot recommend more highly any other realtors to work with. Thank you Mike and Eric!
– Jules Schroder, Google Review
Liens typically surface during the title search or estoppel process, often just days before closing. This timing is brutal because all parties are ready to finalize the deal, and any delay can lead to increased costs or even contract termination. Buyers or sellers who discover liens late may face renegotiations, lose their deposit, or incur additional legal fees, putting the entire transaction at risk.
What I Tell Clients Before They Risk Money
- Conduct a Title Search Early: Ensure a comprehensive title search is done well before closing to identify any potential liens.
- Request an Estoppel Certificate: Obtain this from the HOA or condo association to uncover any unpaid dues or liens.
- Verify Contractor Payments: Check that all contractors have been paid to avoid unexpected mechanic’s liens.
- Review County Records: Pull records from the Manatee County Clerk’s office to check for any recorded liens.
- Consult the Property Appraiser’s Office: Verify property tax payments to ensure no tax liens exist.
Let’s continue this conversation.
Call me at 941.400.8735 or schedule a 15-minute call. I’ll tell you what I would look for.
Call 941.400.8735 or Schedule a Call
Questions Clients Actually Ask
What happens if a lien is discovered after closing?
If a lien is discovered after closing, the buyer may be responsible for clearing it, which can lead to unexpected financial burdens. This is why conducting a thorough title search and obtaining title insurance is crucial.
Eric Teoh sets himself apart as a world-class agent. While staying attuned to our “wish list” for the perfect property, he demonstrated vast knowledge of the Longboat Key real estate market, including market valuations and trends. Eric is highly responsive to every inquiry. He works effectively with counter-parties and other professionals, including through negotiations and closing. Eric works tirelessly. He puts his client’s interests first!
– Samuel Isaacson, Google Review
Can a seller hide a lien from a buyer?
While sellers are legally required to disclose known liens, some may attempt to hide them. A title search and estoppel certificate can help uncover any undisclosed liens before closing.
What To Do Right Now
Request a title search and estoppel certificate as soon as you enter into a contract to purchase property in Bradenton. This will help identify any liens early in the process and allow you to address them before closing.
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