How to Prevent Liens in St. Armands
Avoiding Liens in St. Armands: A Real Estate Risk
Quick Answer
To prevent liens in St. Armands, ensure all property taxes and contractor payments are current before closing. Florida Statute 713 governs construction liens, which can arise if contractors or subcontractors aren’t paid, risking your investment. For example, a buyer discovered a lien from an unpaid roofing contractor just days before closing, delaying the transaction and risking their deposit. Discovering a lien late can lead to closing delays, unexpected costs, or even losing the property. 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 Contractor Liens
Florida Statute 713 allows contractors to place a lien on a property if they’re not paid, which can halt a sale. During a transaction, a buyer found a lien from a previous owner’s unpaid contractor, leading to a renegotiation and potential loss of the earnest money deposit. The deal was nearly lost, and the buyer had to cover additional legal fees to resolve the issue.
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
Property Tax Liens
Unpaid property taxes can result in a lien, governed by the county tax collector’s office. I once saw a deal where the seller hadn’t paid taxes for two years, and the lien surfaced during the title search, causing a delay and forcing the seller to pay the overdue taxes immediately. This unexpected expense could have derailed the closing if not addressed promptly.
Where It Usually Blows Up
Liens typically surface during the title search phase, which is often close to the closing date. This timing is brutal because buyers and sellers have already invested time and money, and a lien can halt the process entirely. If discovered late, buyers risk losing their deposit, and sellers may face legal action or be forced to cover the lien to proceed.
What I Tell Clients Before They Risk Money
- Verify Contractor Payments: Ensure all contractors have been paid in full and request lien waivers.
- Check Property Taxes: Confirm that all property taxes are current with the county tax collector.
- Conduct a Title Search Early: Schedule a comprehensive title search as soon as possible to uncover any potential liens.
- Review Association Dues: Ensure all HOA or condo association dues are paid to avoid additional liens.
- Consult a Real Estate Attorney: Engage a local attorney to review all documents and identify any red flags.
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 verify there are no liens on a property?
Conduct a thorough title search through a reputable title company, which will reveal any existing liens. This step is crucial to avoid unexpected financial liabilities.
What happens if a lien is discovered after closing?
If a lien is discovered post-closing, the new owner may be responsible for settling it, potentially leading to costly legal battles and financial loss.
Team Renick did a fantastic job. Their attention to detail was outstanding. Not only did they listen well when I conveyed to them the type of condo that I’m looking for, they carefully watched my reaction to the different features I found while we were looking. It’s funny to look back at our first visit together. Mike spent an inordinate amount of time during each tour taking detailed notes about my reaction to different features! He knew what he was doing. Yes, you can’t go wrong with this team. The service they provide is certainly “big company” feel!
– Joseph Perez, Google Review
What To Do Right Now
Order a title search immediately upon entering a contract to identify any liens early and address them before closing.
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Michael Renick · Licensed Florida Real Estate Broker
License #BK3241900 · Verify on Florida DBPR
Mangrove Realty Associates Inc / Team Renick · Serving Sarasota & Manatee Counties since 2011
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