How to Fix Liens in St. Armands
Avoiding Six-Figure Mistakes: Liens on St. Armands Properties
Quick Answer
Liens on your St. Armands property can derail your sale, forcing you to pay unexpected costs or lose the deal entirely. Florida’s Construction Lien Law, Chapter 713, governs how liens are filed and removed, and the Sarasota County Clerk of Court handles all local filings. Imagine facing a $50,000 lien just days before closing – this isn’t just a paperwork issue; it’s a deal breaker. Discovering a lien late in the process can mean losing your buyer or having to bring in tens of thousands of dollars unexpectedly. 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
Unpaid Liens and Title Clouds
Liens can appear on a property’s title due to unpaid contractor bills, and they don’t just vanish. Under Florida Statute §713.22, these liens can be contested, but if not addressed, they remain for up to a year, clouding the title. I once saw a deal collapse because a $30,000 lien was discovered during the title search, and the seller couldn’t clear it in time. The buyer walked, and the seller lost both the sale and their deposit on a new home.
We met Eric two months ago when we decided to sell our wonderful condo on Longboat Key. It was an incredible experience. We met with Eric and Mike Renick on a Tuesday evening in our condo. After discussions, we signed our listing agreement. Woke up the Wednesday morning to see our listing up on MLS. Thursday, Eric brought his photographer for pictures. First showing two days later. Offer three days later. Final signed contract next day. Eric was on top of everything. Nine days after final sales contract was signed buyers inspected property. Three weeks later property closed. Thirty days between final contract and closing. Eric was proactive and kept all parties in the loop through closing. We would definitely engage him again and highly recommend him to anyone interested in buying or selling property on Longboat Key.
– karlpond, Zillow Review
Insurance Binding Failures
In coastal areas like St. Armands, insurance is a critical component of closing a deal. I’ve seen insurance binders denied just days before closing due to undisclosed liens affecting the property’s insurability. Without insurance, lenders won’t fund the mortgage, leaving buyers scrambling to find alternative financing or risk losing their deposit. This is a direct consequence of not addressing liens early in the process.
Where It Usually Blows Up
The title search phase is where lien issues typically surface, often just weeks before closing. This timing is brutal because by then, both parties have invested significant time and resources into the transaction. If a lien is discovered late, sellers may face the pressure of clearing it quickly, often at a premium, or risk losing the sale. Buyers, on the other hand, might have to decide whether to walk away or renegotiate, potentially losing their earnest money if they can’t secure financing due to title issues.
What I Tell Clients Before They Risk Money
- Conduct a Preliminary Title Search: Before listing, ensure your title is clear of any liens.
- Verify Insurance Conditions: Confirm that your property is insurable and that no liens affect this.
- Understand Florida Statute §713.22: Know your rights and timelines for contesting liens.
- Budget for Unexpected Costs: Set aside funds to address liens that may arise last minute.
- Consult the Sarasota County Clerk: Regularly check for any new filings against your property.
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
How can I remove a lien quickly?
To remove a lien quickly, you can bond it off under Florida Statute §713.24 by depositing cash or obtaining a surety bond. This transfers the lien from the property title, allowing you to proceed with the sale without delay. However, this process involves additional costs and should be considered carefully.
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
What happens if I ignore a lien?
Ignoring a lien can lead to significant financial consequences, including losing potential buyers and facing legal action. A lien clouds the title, making it nearly impossible to sell or refinance the property until resolved. The longer it remains, the more it can cost you in terms of lost opportunities and additional fees.
What To Do Right Now
Check the Sarasota County Clerk of Court’s records for any liens filed against your property. This proactive step can save you from last-minute surprises that could derail your transaction.
Get my monthly Market Brief — I track what is actually happening in Florida: pricing, inventory, insurance problems, and deals falling apart. Subscribe here
To learn more about Michael and Team Renick:
To search for local properties:
https://search.teamrenick.com/
To read more about what Michael shares with his clients:
