Municipal Lien Search

In many states a Municipal Lien Search is an essential part of due diligence for a real estate transaction. Because a municipal lien is a legal claim against a property for unpaid taxes, fees, or fines, a Municipal Lien Search helps to identify any existing financial liabilities that could result in a lien in the future.

Our searches go beyond the county clerk to determine if there are hidden liens that have not hit the public record yet, including open or expired permits, utility balances, property, and tangible taxes, code violations, special assessments, and municipal payoff information.

Benefits of a Municipal Lien Search

A Municipal Lien Search helps to identify hidden would-be liens in the pre-closing period. By identifying these liens before the closing, the new homeowner's investment is protected, and the real estate professional's reputation is safeguarded. The search can also reveal any county and city fees, fines, and other related issues that haven't hit the public record yet.

Ordering a Municipal Lien Search

A full Municipal Lien Search includes three years of the most recent tax information, public special assessments, utility information, code violations, and open/expired permits. When ordering a municipal lien search, you can mix and match what information fits the buyer and lender's needs and the type of deal. Our service fees for ordering permit searches with municipal lien searches won't change, but municipalities may add fees, which are passed through to you at the time of billing.

Dealing with Permits

Dealing with permits is a thorny subject when it comes to this step in due diligence. Many real estate professionals avoid dealing with them at all costs as it can open up a can of worms and extra work. However, it is important to provide this additional information to clients to protect their investment and the real estate professional's reputation.

Key Components of a Municipal Lien Search

1. Open or Expired Permits

A Municipal Lien Search helps identify any open or expired permits, which could lead to code violations, additional fees, and fines, that may result in a lien on the property if not resolved prior to closing.

2. Utility Balances

A Municipal Lien Search provides information about the outstanding utility balances like water, sewer, and electric, which can result in a lien on the property if not resolved prior to closing.

3. Property & Tangible Taxes

A Municipal Lien Search helps to identify any outstanding taxes on the property, which may result in a lien on the property if not resolved prior to closing.

4. Code Violations

A Municipal Lien Search provides information about any code violations on the property, so they can be resolved prior to closing.

5. Special Assessments

A Municipal Lien Search helps to identify any special assessments on the property, so they can be resolved prior to closing.

6. Municipal Payoff Information

A Municipal Lien Search identifies Municipal payoff information, so that any existing liens on the property can be paid off prior to closing.

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