We help clients from a variety of industries including
Title Companies
Is This Familiar?
Does just hearing the words “mobile home” make you cringe? Are you tired of dealing with the DMV? Sick of getting different answers each time you ask the DMV a simple question? Does your mobile home title work get kicked back even though you followed instructions exactly? Do you enjoy endlessly fighting with previous lenders for titles or lien satisfactions? How many hours of your life have you wasted standing in line at the DMV? Do your sellers really have titles? Are they still in some dead guy’s name from three sales ago? How many stacks (or boxes, or file cabinets) of closed mobile home files do you have sitting around the office waiting for you to get to them?
Haven’t You Had Enough Yet?
With Mobile Home Title Service on your team, you’ll never have to deal with the mobile home madness again. Forget about messing around with the DMV. Forget about making endless follow-up phone calls to lienholders pleading to get titles or lien satisfactions (Do they even have a clue what you’re asking for?). Forget about chasing missing documents from buyers or sellers. Forget about all your mobile home nightmares, and…
Welcome to Mobile Home Paradise
Our Solution
Have your processor fax over a Mobile Home Title Service worksheet and forget about it. We will begin a comprehensive mobile home title search. We will notify you if there are any irregularities, and discuss potential solutions, time frames and estimated costs. We will make every possible effort to have all the pieces in place so you can close on schedule. A few days prior to closing, we will get you a mobile home closing packet. The closing packet provides you with buyer and seller costs so you can complete your HUD-1, and accurate information necessary for correct mobile home legal descriptions. We also send you the completed DMV documents necessary for your deal. At the closing table, you simply have our mobile home docs signed right along with your docs. In addition, we include a post-closing checklist so it’s easy for you to send us back all the docs we need. After we receive the post-closing document packet back from you, we begin the title transfer process. We chase down the titles and lien sats at the lienholder, and/or obtain duplicates. We deal with the DMV and Property Appraiser clerks. We make sure that the home is Real Property, and that your ALTA 7 requirements are met. We make sure that your clients are happy with you and that they understand their closing process. We send them their registrations with a letter of explanation and thanks once the mobile home title transfer is completed. We send you copies of registrations so you can close out your file. We do the work and make you look great!
Attorneys
A quick, unsolicited word of advice to our attorney friends: Attorneys must make a paradigm shift when dealing with mobile homes. Mobile homes must be handled differently than regular homes. They have motor vehicle titles that are separate from the land and therefore must be addressed separately. Even though the mobile home may be considered “real property”, deeds, trusts, mortgages, petitions, motions, judgments, orders, etc. are virtually useless for mobile home conveyance purposes unless the mobile home is specifically referenced in the language of the instrument. Even then, these instruments, while they show the intent to convey title, do not actually transfer the title. That can only be done by following proper procedures and transferring the mobile home titles through the DMV (except in the very rare case where a title has been retired).
Real Estate Attorneys
Please see the information under the Title Companies page Most of your concerns will be addressed there. If not, please call with specific questions.
Foreclosure Attorneys
If you are a Foreclosure Attorney, you must get the right mobile home correctly foreclosed with the land. There are many scenarios that may make this challenging. For example, a defendant may have replaced an older mobile home with a newer one. A previous title company may have left all reference to the new home off the new mortgage, and you foreclose the old home that was on the property when it was originally deeded because the deed included the original mobile home in the legal. Or perhaps you cannot locate mobile home ID numbers to include in your foreclosure docs. So you foreclose the land only, and then have to amend the foreclosure or re-foreclose the property. It’s expensive to re-foreclose, and many judges won’t allow you to amend after a certain point. If you had just gotten it right the first time…
Our foreclosure attorney clients request mobile home title research because they realize that it’s cheaper to get it right the first time, than to do it twice. We can be your mobile home specialist. You can be sure you have the right home, that you have the right information for your mobile home language, and that you foreclose out all parties with an interest or perfected lien against the title.
Lenders
As a lender, one of your primary concerns with mobile homes must be whether the settlement agency will make certain that your lien is perfected and that your security interest in the mobile home title is protected. Our philosophy is “Close ’em so you can foreclose ’em.” Title companies, as a rule, excel at closing land deals. Throw a mobile home into the deal, and all bets are off. It may get done correctly, or it may not. Mobile Home Title Service protects mortgage lenders by handling the tedious processes involved with locating, obtaining, correcting, and transferring mobile home titles and perfecting liens. Our full-service package includes;
- Comprehensive pre-closing mobile home title research,
- Providing the DMV forms and other information needed at closing,
- Locating and obtaining clear, transferable mobile home titles,
- Completing the actual title transfer, lien perfecting, RP, and Retire title (if requested),
- Furnishing a copy of the registration(s) when the work is completed.
As a lender, you will not have to concern yourself with whether a title company knows how to, or has the time to properly complete a mobile home closing. We guarantee to handle it correctly. Our title clients never deal with the DMV or the mobile home titles at all. They don’t have to tackle nasty mobile home surprises or waste time and energy on endless follow-up phone calls to non-responsive lienholders. Their time can be used more productively to complete other, more important company business. Your mobile home deal won’t be sitting in some box in an office, either waiting to be forgotten, or neglected while hoping some mobile home title problem straightens itself out.
Best of all, our service doesn’t cost the title company anything! The title company simply adds our charges to the HUD and collects the costs out of the closing. Lenders can absorb the cost of the title work if they wish, roll them into the loan, or recoup them from origination or processing fees.
We have lenders that require the title company to use our service as part of the lending or closing requirements. That way the lender is guaranteed that their interest will be safeguarded. Requiring the settlement agency to use our service is good business for all. The borrower is happy that their title work actually gets done, the title company doesn’t have to deal with the mobile home hassles, and the lender is assured that the mobile home title will be handled according to their requirements. It’s a winning solution for everybody.
We have retired mobile home titles for Title Companies, Lenders, Attorneys, Fannie Mae, Freddie Mac, First American, Stewart, Fidelity National, and many others. We can handle it for your company, too.
