Lost Mobile Home Titles & Other Common Title Issues

Welcome back,

In almost every state, mobile homes and manufactured homes are transferred from buyer to seller via a slip of state-issued paper called a title. If the mobile home is a single-wide, then there will be only one title; however, if the home is a double-wide or triple-wide, then two or more titles should be accounted for. Even in states that do not use titles to transfer mobile home ownership there may still be confusion and errors concerning who owns the home and the next steps moving forward.

A mobile home title will be issued from the state in which the mobile home resides. The title outlines pertinent information, such as the home’s vehicle identification number, serial numbers, make, model, year built, owner’s name, lien holder’s info and much more. A mobile home title is nearly equivalent to the title of your personal vehicle. A mobile home title should be kept private and stored in a safe place.

If a mobile home seller has a clear title with no liens, there will be little resistance in transferring the mobile home ownership from the current seller to the new buyer, unless there are other title issues discussed in this article and video.

Depending on your state, a mobile home title is typically transferred at your local Department of Motor Vehicles, Town Clerk, or motor vehicle administration. Texas and California residents may prefer to mail in their documents, as these states only have one or two mobile home titling department branches statewide. See video below for state by state info and contact numbers for the manufactured home departments of your state.

Oftentimes while mobile home investing, you will be faced with challenges concerning a mobile home’s title(s) and correctly transferring them into your possession. Common title problems arise due to a title being lost, the actual owner on title not being present, the title being missing or the current seller not yet putting the title into their name from when they bought the home, along with multiple other situations due to common mistakes.

In the bullets below, I will outline the most common title issues and some wise ways to proceed forward.

4 Common Mobile Home Title Issues & How Best to Correct Them

1. No Title, Correct Owner.

If the current seller is the legal owner of record, then there is a simple and easy process to obtain a duplicate title. Call your local mobile home titling agency to inquire about specific steps moving forward. Typically the owner of record needs only to provide proof that he or she is the owner and pay a small fee.

2. No Title, Incorrect Owner.

Sometimes when a new buyer closes on a mobile home, they do not immediately run down to transfer the title into their ownership. This happens for many reasons; however, legally the buyer is not the true owner until the title is registered into his/her name, or an entity he or she controls. In these cases it is not good if the title(s) are then lost or go missing.

a. Is the owner available?

If yes: If the owner is available, you must contact them immediately. Many times they will agree to obtain a duplicate copy of the mobile home title(s) if you pay for this small cost. The legal owners (prior sellers) will do this in order to transfer the home out of their name so they are not liable for taxes or accidents on a property that they didn’t think they still owned.

If no: If the owner is not available, then they must be tracked down in order to proceed ahead. A private eye or skip tracer may be helpful in tracking down the current owner.

Pro Tip: You will see occasions when buyers and sellers have “transferred ownership” via a separate piece of paper known as a Bill of Sale. A Bill of Sale acts as a meeting of the minds and as a receipt typically given when selling personal property. While this process may be sufficient for the buyer, seller and even park manager, it is not sufficient enough to transfer legal ownership from one person to another. The original owner is still the legal owner and can come back any time to take possession of his or her home.

b. The owner passed away.

Do you have the owner’s power of attorney for handling this property or a death certificate and immediate family? If yes, then you will likely be able to obtain a duplicate title by filing the correct forms with your state. If you do not, then you may want to ask your state the best course of action moving forward to obtain legal ownership of this mobile home. Obtaining clear title may or may not be possible.

Pro Tip: Always verify with your state that yearly taxes have been paid and are current. If a seller has not transferred a title into his or her name, then he or she may not be up to date paying taxes.

3. Correct Title, Incorrect Owner.

This scenario is the most common hurdle you will see as a used mobile home investor. In situations like this, your seller will be in physical possession of the current original mobile home title; however, it may or may not be signed and dated by the buyer(s) and seller(s).

If the true owner on title has already signed on the seller’s line, then simply have your seller sign as buyer and quickly transfer the title into the current seller’s name. Once the seller is the actual owner, they can now transfer their clear title to you without worry. Call your state to verify that this double transfer can be completed in one day.

If the true owner has not signed on the seller’s line, then this must be completed before the title can be legally transferred into the purchaser’s name. Track down the legal owner to have his or her signature placed on the seller’s line.

Pro Tip: Avoid forging documents. If you can’t find the legal owner listed on the title, it may be tempting for you or your seller to forge the legal owner’s signature on the title. Some people can rationalize that this is a victimless crime. With that being said, it is still a crime and illegal.

If your seller has a title that is signed by the owner but the buyer’s signature lines are blank, it can be tempting to skip over your current seller and transfer the title from the legal owner straight to you. While this can technically be done, most states consider it illegal, as you are skipping the chain-of-title and not placing the home into your current seller’s name first. You may not get caught; however, do this at your own risk.

Pro Tip: Be aware that most states charge a late fee for delaying the transfer of a mobile home title from a buyer to a seller if not completed within X number of days. This late fee will be paid when the title is eventually transferred into the new buyer’s name.

4. Correct Title, but there are liens still showing.

If there are active liens still on the title, then the owner will not likely be in physical possession of the home’s title(s). It is most common for the lien holders to physically hold the title(s) until they are paid off in full. At this point, a new title is issued showing zero active liens, or the lien holder simply signs a “Release of Lien” located on the title or provided on a separate form given to the owner. Both of these methods show the home is free and clear from debt.

If you run into a situation where a mobile home seller is in possession of their title with active liens, it is important to understand if this is an error or if there is still money owed on the mobile home. Being present with the seller as they call up the bank or loan servicer to confirm a principal balance pay off will answer this question. Once you know the amount of the lien you can decide to move forward accordingly.

Pro Tip: Always call your state to verify the mobile home’s VIN or serial numbers and confirm if there any active liens showing on the title. Some states will have this information at their fingertips, and other states will not be as technologically advanced.

When you are able to go the extra mile to solve a seller’s problem and close another mobile home investment property, you will find yourself competing with less and less investors and buyers. For most questions in real estate, the answer is typically, “it depends.” If you are a determined investor and are working with motivated sellers, you can typically come to legal win-win solutions that accomplish the goals of all parties. Continue helping others and going the extra mile to solve problems when possible.

If you have any comments or follow-up questions that were not answered above please do not hesitate to comment below or reach out to us directly at support@mobilehomeinvesting.net

Love what you do daily,
John Fedro

 

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274 Comments

  • Jim Duggins

    September 22, 2015

    Hi John,

    Excellent resource here. If have often times wondered about this. It is nice to see a real-world outline of what to do in these situations. Thanks for helping and making posting.

    What results have you found working with parks themselves that do not have the title to the homes they are selling? I have never had this happen to me, but I have heard of it happening to a friend in the past.

    Cheers!
    Jim

    • John Fedro

      September 22, 2015

      Hi Jim,

      Thanks so much for commenting in your kind words. Very glad to hear that this article and video has been a value to you already. Concerning your question about what to do if mobile home parks are selling a mobile home that they do not have the title for, I would be happy to answer this question and provide you further clarity. First things first, almost any mobile home park will have the legal right and authority to obtain a title for an abandoned mobile home in their community. This is of course assuming that the mobile home does not have any liens. I say this because if there was a bank lien then the bank would normally step up and pay the lot rent and foreclose on the home to get the title back into their control. So assuming that the mobile home is free and clear then the mobile home park should have no problem filing for “abandonment” in obtaining a new mobile home title in their names. From this point the mobile home park with then sell the title from their name over to you as the new owner. It is very odd and a little suspicious if a mobile home park sells a mobile home without a title and simply via a “bill of sale”. I hope this helps and makes sense. If you’re running into the situation nowadays definitely reach out to me because there are number of additional questions to be considered before moving forward on this deal. Keep me in the loop and feel free to ask any further questions you have moving forward. Always here to help.

      Talk soon,
      John

      • silverio yanez

        February 3, 2016

        John i have a question.
        Im trying to buy a mobile home, someone is selling it to me. He has the title im assuming is the title bucause it says state cartificate of ownership , it’s a single-wide but the title has a lien which is green tree financial servicing corp. what can i do to fix all of this? The title is also not under the name of the person who is selling it to me .
        What do you think i should do in this case ?

        • John Fedro

          February 3, 2016

          Hi Silverio,

          Thank you for reaching out with your questions. From your IP address it looks like you are located in Texas. If this is the case that many mobile homes will not have a physical title that will be used when transferring ownership from the seller over to you. If you are in Texas than please call this number (512-459-1221) to verify there are no liens on the home, taxes are current, and that the seller is truly who they say they are. If you are not in Texas and you are holding onto the physical title of the mobile home then the lien holders information may say “Green Tree financial servicing corp” and there may be a signature releasing the lien, his is how a “release of lein” is handled in some states. Without a doubt, either way you will want to call your state’s manufactured housing division to confirme that there are no present liens on this mobile home moving forward. I hope this helps and makes some sense. If you’re not located in Texas or have any follow-up questions never hesitate to reach out anytime. Have a great week. Always here to help.

          Talk soon,
          John

        • Bethany

          February 21, 2016

          I was given a mobile had it moved to my property, no idea as to manufacturer or serial/vin #, no way to contact previous owner, my son is trying to steal the home, by filing for a lost title, how can I stop him, or file for myself?

          • John Fedro

            February 23, 2016

            Hi Bethany,

            Thank you for reaching out with regards to your questions. I very much regret to hear about your situation and family issue. The first thing that we need to do is find the mobile homes identification. This can often times be found in the mobile home on what is known as a “data plate”. This can be a metal sheet or piece of paper with the mobile homes pertinent information printed on it and glue to a wall inside the home. You can likely be found near the hot water heater, laundry area, master bedroom closet, or pantry. Look for any decal numbers on the exterior of the home as well. You may also find the vehicle identification number on the chassis of the mobile home. Look towards the front of the home, near the mobile home tongue, and it may be coldpressed into the steel. You may need to remove the mobile home skirting to find this number.

            Once you obtain the vehicle identification number should absolutely be able to file for an abandoned mobile home title. It looks like you are messaging from Louisiana. If this is the case then you will want to get in contact with Lousiana Dept of public safety, office of motor vehicle at 225-925-9041 to learn more about filing for an “abandoned title”. I hope this all helps and makes sense. If you have any follow-up questions or concerns please never hesitate to reach out anytime. Keep in touch.

            Talk soon,
            John

        • Don

          August 22, 2016

          Well, I bought a trailer 2 years ago and it took. Up until recently to get a title. I live in a park, by the way. I very recently found out that my trailer is a ’93 but my title states it’s an ’80. Where do I stand legally? I was sold a title, not a home! Should I sue the former title owner for the cost of the trailer? And how do I track down the real title? I live in Pennsylvania.
          Thank you

          • John Fedro

            August 25, 2016

            Hi Don,

            Thank you for reaching out and connecting. I very much regret to hear about the situation you are in. Thank you for the detailed message as this makes it easier for me to answer your questions. Please see my thoughts below in bold.

            I very recently found out that my trailer is a ’93 but my title states it’s an ’80. Where do I stand legally? The name on the title will be the owner of record. Whatever title your name is on you are the owner of, whether you thought you purchase this property or not. I was sold a title, not a home! I am very upset to hear this. It sounds as if the seller doesn’t know what they were doing and were either ignorant, neglectful, or malicious. Should I sue the former title owner for the cost of the trailer? I would absolutely consult a real estate attorney that offers one free hour consultation. Have all your questions ready and prepared to get them answered in this one free hour. And how do I track down the real title? In Pennsylvania you won’t want to call your local tag and title office. Try to start with this number, 888-242-7642. Let the clerks on the other end of the phone know what is going on and perhaps you may be able to get some added information as well. I hope this helps and starts to point you in the right direction. If you have any additional follow-up questions or concerns never hesitate to reach out any time.

            Talk soon,
            John

        • Candace

          October 15, 2016

          I have a park owner trying to sell me a home with only a bill of sale, they stated usually it’s one or the other and they never received the title.

          • John Fedro

            October 18, 2016

            Hi Candace,

            It looks as if you may be commenting from New York State. If this is correct then you will want to contact the motor vehicle title bureau in your area. Let them know you are a private seller purchasing directly from a mobile home park. Explain your situation and provide them the Vin or serial number for the mobile home you are aiming to purchase. While I always encourage people to have both a bill of sale and a title (in most states, including New York State) there may be an exception if the age of the title is older than so many years. For this reason I definitely want you to hear it directly from the state as to if this is considered a legal sale transfer or if the park owner is being fraudulent/neglectful. Either way I do not want you to be hurt in the situation so make sure to talk with the state directly. Moving forward if you have any follow-up questions or concerns please never hesitate to reach back out any time.

            Talk soon,
            John

          • kathleen

            November 17, 2016

            tennant left mobile home on my lot, sent a letter saying she can’t pay lot rent and i can have everything. her husband passed and she thought i owned home. i want to keep it, but i don’t know where to start.

          • John Fedro

            November 28, 2016

            Hi Kathleen,

            Thank you for reaching out and connecting. The first step is to get the ownership into your control. In most states this happens by taking possession of the title. Depending on if the husband and/or wife owns the home, a duplicate title can be purchased from the DMV (depending on your state) and sold directly to you. Once the title is in your name then you are free to rent or resell the home as you desire. I hope this helps and starts to make sense moving forward. As always, if you have any follow-up questions or concerns please never hesitate to reach out any time.

            Talk soon,
            John

      • Karina

        September 2, 2016

        Hi john, I have the tittle to my home that has been paid off through a mortgage company. Tittle is under my name and a co signer who I have not been in contact with him for many years. I have sold the mobile has been moved from nm to tx. I thought tittle read it instead of and. So now the issue is I have no clue where other owner is. An I pretty much screwed? Is there any way buyer can register mobile home in tx?

        • John Fedro

          September 3, 2016

          Hi Karina,

          Thank you for commenting and reaching out. If I am understanding correctly you have sold the mobile home that you and person X once owned together. You have already taken the money from the buyer, and now the buyer has moved the home to Texas where he would like to get it registered in his name. However the state is requiring both of your signatures because of how the title reads… Is this correct? I will assume that my assumption is correct when I provide the answer below. As far as I can see there are a few ways moving forward. Not all of them are legal however I will provide all of them because they do exist. I say this because I’m obviously not encouraging you to use the illegal method. 1.) Perform and “skip trace” on person acts to find him or her and get the signature needed or a power of attorney. 2.) Contact the state of Texas to see if there is some way to transfer title ownership without person X. Perhaps there is a lawsuit of some sort that can remove person X’s name from the title without his or her permission. This is something I am not sure of as I have never tried it before however I can see it being a possibility. 3.) The buyer can forge person X’s signature as seller. 4.) You could have the title and paperwork mailed back to you, you could forge the signatures and mail it back to the buyer. Obviously #3 and #4 are very illegal however they do exist in reality and would accomplish your goal. Again, for my protection I am certainly not advocating you used either of the last two methods. I hope this helps and begins to point you in the right direction. If you have any thoughts or additional ideas never hesitate to comment back any time. Keep in touch. All the best.

          Talk soon,
          John

      • Dana Tieman

        October 5, 2016

        Hello. I have an urgent situation that I’m hoping you will be kind enough to provide insight on. The Doublewide mobile home was purchased and we have the bill of sale. We were supposed to buy the land but because it didn’t appraise for what the inheritated owners thought they tried to charge us triple of the appraisal. Obviously, we can’t do that. The title was supposed to be sent after sellers lawyer finished with the lawsuit from inheritance issues. It was never sent. We had the home sold but can’t sell without the 2 titles and were told by seller lawyer that the land and mhome has to be sold together because of inheritance agreement. we were offered less to buy back from seller and agreed but seller now is saying they want it off the land and changed their mind. We can’t move it or sell it without paperwork so what can we file to see a judge or make them furnish titles. If we see a judge what if anything are we entitled to in Alabama? Please help us. Thanks so much

        • John Fedro

          October 6, 2016

          Hi Dana,

          Thank you for reaching out and connecting. I very much regret to hear that you are going through this situation. There absolutely sounds like there is a number of moving parts with a number of people and inheritance to consider. Normally I would be willing and happy to give you my advice and thoughts based on experience I have had in the past. However with that said I do not want to give you any bad or dangerous or misleading information. The reason for this is because there are so many moving pieces to your situation and depending on what you already own and the paperwork involved the process will be a bit different. I very much encourage you to have a qualified and experienced real estate attorney on your side. Aim to talk to a few attorneys locally that have mobile home experience and offer one free hour of consultation. Have all your questions lined up for this one free hour and get them answered if possible. The solution may be as easy as having an attorney write a letter on their letterhead to the landowners or perhaps there is some fraud involved in which the attorney can address as well. I apologize I am not able to give you a quick solution or magic bullet to solve your problem. With that said you are definitely in the wrong from what I can tell and should have an attorney on your side moving forward. I hope this helps and starts to point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach back out any time.

          Talk soon,
          John

      • James

        October 19, 2016

        Hi John,
        To start I’m in Pennsylvania. Last year I bought a trailer from the assessment office for back taxes. I am holding a bill of sale for it and the information the assessment office gave me was when I got the bill of sale. To take that to the notary and do some paperwork so I could get a title from the state. Fast forward to now,last Friday I finally got to the notary but I’ve got no v.i.n. number and not seeing any info on the unit. Tax bills are coming in in my name. I’m completely lost in how to handle my situation.

        Any help is greatly appreciated,
        James Lewandoski

        • John Fedro

          October 21, 2016

          Hi James,

          Thank you for reaching out and connecting with regards to your questions. I very much regret to hear that you bought a mobile home from the tax office and they were not able to provide you with clear title. I would first start my search at this department and demand that they provide you with clear title as you did purchase this home from them. With that said it sounds as if obtaining the serial number or VIN would help solve your problem. In Pennsylvania they should be able to track down the serial number or VIN based on the old title if it is still on record. In some cases they are able to track down the home owner information and home information on the state’s computer system by using the property’s address or mailing address to gather information on the home. The VIN or serial number may also be found inside the mobile home on the “data plate” that can sometimes be found near the electrical panel, master bedroom closet, hot water heater area, pantry area, or washer and dryer area. The Vin number may also be attached to the very front of the home where the mobile home’s tong is located. I hope this helps and starts to point you in the right direction. If you have already thought of all of these issues then please feel free to comment back with any follow-up questions or concerns you may have. All the best and keep in touch.

          Talk soon,
          John

          • James

            October 21, 2016

            So I just called the 888 number and they gave me the form # for creating a new vin # because it is unable to be located. I also wanted to thank you for the useful information that you have provided to help people out!
            James Lewandoski

      • James

        October 21, 2016

        Yeah I’ve looked at all the common areas that a tag may be found. Unfortunately nothing has turned up. I’ve called the assessment office (where I purchased it from the repository, back taxes) and they was no help.

        Do you think the phone number on the video for Pennsylvania (888-242-7642) would be of any help in obtaining the vin number?

      • Pearl Crum

        December 21, 2016

        If a dealer purchased a new home, move in 2001 never did record the title, He died last year we have all the info on the the hud statement but can not find the title.

        • John Fedro

          December 28, 2016

          Hi Pearl,

          Thank you for reaching out and connecting. It looks as if you are commenting from the state of Kentucky. If this is the case you will want to speak with your local county clerk to find out more information about the title. If you have the HUD statement you may be able to track down the Vin number or serial number with the help of this website. http://www.ibts.org/services/services-in-the-public-good/cert-label-verification.html Once you have the Vin number or serial number you should be able to track down the title or order a duplicate title from the County Clerk. I hope this helps and make sense. If you have any follow-up questions or concerns never hesitate to reach back out any time. Always here to help if possible. Keep in touch.

          Talk soon,
          John

    • alyssa

      April 27, 2016

      what is the seller signs over title and do bill of sale then he goes gets a duplicate. making the title void that was given during sale.

      • John Fedro

        April 27, 2016

        Hi Alyssa,

        Thanks for following along and reaching out. In this situation the title that you were given is only “void” if the second party the seller gave a duplicate title to already went down and transferred the title into their names. It is for this reason I suggest you transfer the title into your possession immediately after closing, or at least the following day. Does this make sense? Let me know if you have any follow-up questions or thoughts with regards to this answer. Additionally, if I did not answer your question please do not hesitate to reach back out any time. Always here to help. Keep in touch.

        Talk soon,
        John

    • Rosendo

      October 18, 2016

      Hi, John,

      I wanted to ask you how I could get the title for my mobile home. I bought a property that came with a mobile home but I didn’t receive the title for the mobile home. I have the deed to the property but the owner of the mobile home is passed away. I was wondering what I could do in this case since they ask for the title at the Department of Motor Vehicles.

      Sincerely
      Rosendo

      • John Fedro

        October 21, 2016

        Hi Rosendo,

        Thank you for connecting and reaching out with regards to your questions. If you have all of the pertinent information with regards to your mobile home then you should be able to receive a title moving forward. If the mobile home was legally married and joined to the piece of land it is sitting on the mobile home title may have been relinquished years ago. With that said should be able to talk to the Department of Motor Vehicles to obtain a new title once it is proved that the previous owner has passed away. Bring what documentation you have to the Department of Motor Vehicles and aim to speak with the manager about your situation. They should be able to point you in the right direction and let you know what paperwork is needed based on your particular situation and based on the serial/VIN of the mobile home in question. If this is not possible then you may be able to put a lien on the mobile home, as you are not the owner, and then simply file for and “abandon title” with the Department of Motor Vehicles. With that said I hope this helps and points you in the right direction. Definitely talk to the Department of Motor Vehicles and they should be able to point you in a clear direction moving forward safely and quickly. All the best.

        Talk soon,
        John

    • Bonnie hott

      October 23, 2016

      Hi i have a question my mother inlaw has lived in a mobile home she bought from the park landlord for over 17 years she has a title that she never got transferred to her name on the back of the title he put the price of the trailer new not what she paid an the park owner passed away over 10 years ago. The problem is we need to get a title in her name for her will for the future. Our state is Maryland do you have any idea on what we should do to fix this problem. My mother inlaw is paralyzed from a stroke an age 73. Thanks
      Bonnie hott

      • John Fedro

        November 1, 2016

        Hi Bonnie,

        Thank you for reaching out with regards to your questions. I very much regret to hear about the situation you and your mother in at this time. From my understanding it sounds like the title is present with both the buyers and sellers signature, an incorrect price, and possibly the sales date from over 17 years ago. There are number of situations that may be happening depending on if taxes are current and any other possible hidden liens that may be on the title for some weird reason. I very much encourage you to call your local motor vehicle administration in Maryland and explain your situation to inexperience clerk over the phone. Situation such as this happen regularly and there’s absolutely a procedure moving forward. I hope this helps and starts to point you in the right direction. Moving forward if you ever have any additional questions or concerns please never hesitate to reach out any time.

        Talk soon,
        John

    • Yuri

      November 11, 2016

      Hi i have a question, my dad cannot find the title of his mobile home we believe it was stolen, can the person who have it change the home under his/her name?

      • John Fedro

        November 15, 2016

        Hi Yuri,

        Thank you for reaching out and connecting. I regret to hear that the title has been misplaced. If somebody finds this they can absolutely forge the signature of your father and change ownership into whoever’s name they wish. While this could absolutely be fought in court and you should not be too much of risk at eviction, it would certainly be a pain in the butt to have to go through. With that said your father should contact the local manufactured home division locally, or local DMV, depending on your state this will vary from location to location. If you let me know what state you’re in I can point you in which direction with regards to who to talk to moving forward. There is absolutely a procedure for this and depending on your state they will have you move forward one of a few different ways. A form will need to be signed by your father and likely a small fee will need to be paid. Besides this there is nothing to be worried about. I hope this helps and make sense. If you have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

        Talk soon,
        John

    • Kathi

      February 6, 2017

      John,
      Thank you so much for your prompt response. I went to the Tax Collector’s office with my ID, Death Certificate, Will and MH registration and left 15 minutes later with the title, transferred into my name as surviving spouse. I am now able to list and sell the home.
      Kathi

  • Maria Vasquez

    September 22, 2015

    Thank you John. This is just what I’ve been looking for and wish I had earlier this year. A mobile home I wanted to buy for my family did not have a title and the owner was simply selling with a Bill of sale. Based on what you said above it sounds like we could have still bought the home and been safe. Is this correct? Thank you in advance. Maria V.

    • John Fedro

      September 22, 2015

      Hi Maria,

      Thank you so much for reaching out in your kind words. I regret to hear you miss the opportunity to purchase that mobile home that you like here. With that said I hope that you found something you love even better for you and your family. Moving forward if you have any questions about selling your home are purchasing any other mobile home don’t hesitate to reach out to me now or in the future. With regards to let you past on, you could have taken control of the mobile home however you would not have technically opened. With that said you could likely have purchased that mobile home for a reduced amount compared to what the seller was asking. The reason for this is because the fact that the seller does not have the title means that some percentage of qualified buyers are going to be scared away because there is no title. This of course is a very valid and true statement – you would not be the technical owner of the mobile home. However if your goal was to get into a mobile home that you liked for an inexpensive price than this may have solved the problem. Additionally, you could work out an agreement with the park itself to file for “abandonment” on the mobile home so that they can obtain clear title and then they could pass it on to you for a small fee. I hope this answer helps and makes sense. There certainly are a lot of variables when were talking about a mobile home that does not have a title or the actual seller present. In this answer I have been assuming that the actual owner could not be found. If the actual owner on title is present then they can easily get a duplicate title from the state and transfer this over to you at that point. Again, I do not think this is the case and it sounds like the actual owner and actual title are not available. If you have any questions or comments moving forward never ever hesitate to reach out. Additionally, if anything I have said and this answer confuses you please don’t hesitate to reach out for further clarity as well.

      Talk soon,
      John

  • Carlos Oliver

    September 23, 2015

    I give this video a #10 rating.

    Thanks for sharing the fun and exitment of Mobil Home Investing.

    Carlos your friend.

    • John Fedro

      September 26, 2015

      Hi Carlos,

      Thank you so much for your kind words and for commenting. I actually laughed out loud a little bit while reading your comment. I hope that’s a 10 on a scale of 1-10. 🙂 Very happy to help and provide you some value. If you have any specific questions or have a good idea for another video or topic never hesitate to reach out. Keep in touch.

      Talk soon,
      John

  • Kathy Reed

    October 29, 2015

    I bought a used mobil home in Sept. of 2011. The owner has refused to get a lien release letter for me to transfer the title into my name, she told me to get it myself. Since I am not on their loan…..I can’t get any information from the loan company. They have since changed their phone numbers and closed their social media accounts. I have no way to contact them and can not afford an attorney. I live on a fixed income. I have been paying the personal property taxes for 4 years now. What if anything can I do to get this home into my name? I live in Jefferson County Missouri……..

    • John Fedro

      November 3, 2015

      Hi Kathy,

      Thank you for reaching out and commenting concerning this issue. I regret to hear about your situation and the rudeness of the lien holder. You likely have a few choices moving forward. In your comment you say that the “owner” has refused to get a lien release letter for you. Are you for sure that there is a lien on this mobile home? Is this mobile home located inside of a mobile home community or on private land? I’m going to guess it is in a park due to the fact you are paying personal property taxes.

      With all this said, how the original sale should of taken place is that you become the owner on title day #1 and the seller/previous owner becomes the “lienholder”. It sounds to me that the seller is still the owner, and therefore they would not need to put a lien on their own home. Do you have a copy of the title? Do you know how the title reads and who the owner is? Have you received the bill of sale or any paperwork at closing when you agreed to buy this home from the seller?

      Please provide some answers to the questions above and I’d be happy to help you further. Please feel free comment back here or email me personally at support@mobilehomeinvesting.net.

      Talk soon,
      John

  • Emma Wedge

    November 5, 2015

    Sir;
    I came upon your website here and I am not an investor but I do have questions. I bought a small mobile home four years ago and was given a bill of sale.The person that I bought it from was a local businessman and I thought I could trust him. I did not know then that mobile homes had titles. Now my home is sitting on the bay up in the UP of Michigan and I am having trouble selling it. I over paid $14,000 for this 14 x 44 trailer. It is in good condition though for a 1996 and I have a buyer that is willing to pay $8500. It is in a mobile home park and the buyer or I should say potential buyer is an co- owner of multiple parks. I was told that I could buy a surety bond and take that to the DMV along with my bill of sale and file for a lost title. Is that true? The home was built in Indiana, I bought it in Illinois but it is currently in Michigan and I was told I need to go to the Michigan DMV . I was also told that there would be a 6% user tax…doI pay this ?I talked to a mobile home dealer in Michigan and she said that when I sold it the next person who registered the title they would pay that tax ….she said it was like a sales tax. I’ve spent much time on the phone and talk to multiple agencies anything you can do to advise me would be deeply appreciated. Thank you in advance. Email

    • John Fedro

      November 6, 2015

      Hi Emma,

      Please see my thoughts below in bold.

      I came upon your website here and I am not an investor but I do have questions. I bought a small mobile home four years ago and was given a bill of sale. The person that I bought it from was a local businessman and I thought I could trust him. I did not know then that mobile homes had titles. Now my home is sitting on the bay up in the UP of Michigan and I am having trouble selling it. I over paid $14,000 for this 14 x 44 trailer. It is in good condition though for a 1996 and I have a buyer that is willing to pay $8500. It is in a mobile home park and the buyer or I should say potential buyer is an co- owner of multiple parks. I was told that I could buy a surety bond and take that to the DMV along with my bill of sale and file for a lost title. Is that true? I regret to hear about the situation in the fact that the seller completely left this title mess in your hands. This does not sound accurate as the duplicate title that is “lost” still will not be signed by the seller/current owner. With that said I am not aware that this is a possibility in Michigan however hopefully I am incorrect. I encourage you to call the local DMV and explain your situation. It will most likely need the mobile homes serial number or vehicle identification number. This way you will know if the mobile home title currently resides with Michigan or Illinois.The home was built in Indiana, I bought it in Illinois but it is currently in Michigan and I was told I need to go to the Michigan DMV. This will very much depend if the title was retitled when it was moved to Michigan. I am slightly surprised that the mobile home park did not keep a record of the title on file. The mobile home park can also file for “abandoned title” on the mobile home. This will put the title into the park’s name, which they can then resell to you for little to no money. However, please call the local DMV and speak to a supervisor to explain your situation. They may have a very easy and inexpensive way to solve your problem quickly. I was also told that there would be a 6% user tax…doI pay this ? There will likely be a sales tax when you transfer the mobile home into your name. I talked to a mobile home dealer in Michigan and she said that when I sold it the next person who registered the title they would pay that tax ….she said it was like a sales tax. Every time the mobile home is transferred the new buyer will typically pay a transfer/sales tax that will be applicable to the state or county which the mobile home resides. I’ve spent much time on the phone and talk to multiple agencies anything you can do to advise me would be deeply appreciated. Thank you in advance. I hope the words above have been helpful and clear to understand. If you have any follow-up questions or concerns never hesitate to reach back out. Here to help anytime.

      Talk soon,
      John

  • tina bowman

    November 19, 2015

    trying to buy used mobile home. 1985 tiffany. Called to austin texas records the said citi corp accpentance put a lien on it in 1985. owner nos nothing of it as citi financial sent them the paid off title. what to do? purchase or not that is the question.

    • John Fedro

      November 20, 2015

      Hello Tina,

      Thanks for commenting and reaching out concerning your questions. Congratulations on finding the seller and working the deal thus far. Concerning your question it is of the utmost importance that you remove the lien from Citigroup prior to purchasing this home. In fact, the state will likely not transfer ownership until this lien is satisfied.

      I encourage you to follow up with the state and double check as to what is needed to be sent to them or provided to prove that the lien from Citigroup was satisfied nearly 30 years ago. This seller has been in the home for over 30 years?… That is impressive. Additionally, you may be able to get in touch with Citigroup if verification is needed with regards to the lien. In short, there is definitely a solution moving forward for you to purchase this home without the Citigroup lien. The exact answer them paperwork needed will be found by contacting a manager or director of the manufactured housing division in Austin.

      I hope this helps and points you in the right direction. If you have any follow-up questions or concerns moving forward never ever hesitate to reach out anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • tina bowman

    November 21, 2015

    THANKS SO MUCH. THAT IS EXACTLY WHAT IM DOING. JUST NEEDED CONFORMATION. THANKS

  • gamuda

    December 13, 2015

    always appreciate the info. thank for share

  • tina bowman

    December 15, 2015

    Are ther any laws or rules for mobile home transporters. Our Trailer frame and plumbing was damaged in the move.

  • Me

    December 31, 2015

    I left the Florida Keys about 3 years ago. The park owner agreed to accept ownership of my trailer, and I gave her the signed title.

    Almost 3 years later, I get a bill from the tax office saying I owe 3 years
    taxes. They say I must prove I no longer own the trailer, or it no longer exists. I am having problems getting a response from the park owner.

    So how do I handle this situation? I don’t want to pay registration fees for
    the rest of my life!

    • John Fedro

      January 5, 2016

      Hi Me,

      Thank you for reaching out with regards to your question. This sometimes does happen when a seller will hand over title however the buyer will simply not go through the process to change it over legally into their name. With that said this problem typically never arises from a mobile home park being lazy. It absolutely sounds like you are not at fault and should not be held liable as you did not own the home. If you have a bill of sale signed and dated from this time that would ideally be best to show proof of sale. I would reach out and get in contact the Florida tax department phone number that was on your bill. It is important to work with these folks to resolve the problem. You are completely innocent here so there should be no reason you should have to pay anything. You may wish to call local mobile home parks nearby to see if they know of the mobile home park you used to live at is still around or may have changed names. Please keep in touch and if you have any follow-up questions or concerns never hesitate to reach back out. I hope the answers above were helpful and point you in the right direction. Keep in touch.

      Talk soon,
      John

    • Alan Manisco

      July 21, 2016

      This sounds funny. Just over 3 years ago, I bought a trailer in Key Largo. The owner had owed several months of back lot rent. And she had left the state. I made a deal with the owner and the trailer park owner regarding the purchase of the home. The old owner signed over the title to the trailer park owner(Karen). She held onto the title until I paid off the trailer, at which point, the trailer park owner gave me the title. And Karen had forgiven the overdue lot rent due. When I went to title the trailer in my name, the DMV had trouble with some number on the title. So he changed the number and I was given a new title from the DMV, which I still have as I still live here. I wonder if this is the same girl I bought the trailer from. If her name is Jodi W., have her contact me and I can go to the DMV and get it straightened out. What a strange, possible coincidense.

      • Alan Manisco

        July 21, 2016

        I also have re-registered it every December and paid the yearly taxes due on it. So it has been paid for. I get a new registration sticker to put on the window every December.

  • Chris Gutier

    February 2, 2016

    Hi John!
    I have a question. It is about the water heater.
    Since I have a small mobile home. I live in California.
    Can I replace the water heater to a tank less water heater?
    Would it be legal to do that?

    • John Fedro

      February 2, 2016

      Hi Chris,

      Thank you for reaching out with regards to your question. As the owner of the home you can absolutely replace your water heater and install a tapnkess water heater as well. With that said you will most likely need to pull permits depending on your county. I would encourage you to call your local city/County permit office to find out the correct steps moving forward. If you will be using a gas water heater then you will most likely need the help of a licensed plumber or water heating specialist to connect the gas. Once the installation is complete a local inspector will come out to make sure that all current codes are met. I hope this question helps and points you in the right direction. If you have any follow-up questions or concerns never hesitate to reach out anytime. Always here to help.

      Talk soon,
      John

  • Chris Gutier

    February 2, 2016

    Thanks John for your response.
    I got another question. This time is regarding the electrical panel. I have it inside the restroom. Many people tell me that it can’t be there. I would like to know if there is fine or if I need to remove it and put it somewhere else which is gonna cost me some money.
    Also, my mobile home has a big heater(furnace). Since I got it, I have never used it. I normally use a mobile heater depending on the room I am.
    Would it be okay if I remove it and use that space for something else?
    Thanks again!

    • John Fedro

      February 3, 2016

      Hi Chris,

      Thanks for reaching out and asking your questions. Concerning your question about the furnace removal, yes this will absolutely be fine if you do not need the furnace any longer. Be aware that you will likely have to patch holes in the floor, ceiling, and roof once the furnace is removed. With regards to the electric panel, this will vary from county to county and state to state. The inspector may or may not ever see where the electric panel is unless they are looking for. With that said it would be best to have an electrician look at your electric panel and confirm if this is compliant with codes or not. I hope these answers help. I certainly do not want to give you any bad information. If you have any future questions or concerns never hesitate to reach out anytime. Always here to help. Have a great week.

      Talk soon,
      John

  • Anne

    February 10, 2016

    Good information here. I just recently purchased a new mobile home in Delaware with an inheritance from my father. My husband and I agreed that since it was my inheritance from my family, that the title would go to my daughter at death. The title came in my husband’s name and not mine. We got the title in November….can it be easily changed?

    • John Fedro

      February 11, 2016

      Hi Anne,

      Thank you so much for commenting and reaching out with regards to your question. Congratulations on the new home! I hope it is a home that you love in an area that you really like. With that said, I regret to hear about your father’s passing and your family’s loss.

      Concerning your question, if the home is free and clear and there are no bank loans or liens on the property then yes, this process to retitle the mobile home into the correct names will be rather straightforward and simple. In Delaware I suggest you get in contact with your local DMV or at 302-744-2500. These folks have always been very helpful and friendly to me whenever I call so please explain your situation and they will tell you the correct paperwork and procedures to move forward to get the home title correctly. I hope this helps and points you in the right direction. If you have any follow-up questions or concerns never hesitate to reach out to me anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Jules

    February 11, 2016

    Thank you for this.

    • John Fedro

      February 11, 2016

      Hi Jules,

      Very happy to help. If you have any follow-up questions or concerns never hesitate to reach out anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Mindy

    February 16, 2016

    Hi, I have a question I’m hoping you have an answer. I had a mobile home given to me they were putting a new home where the trailer was, I have never had a title to the trailer nor did I know the owners now I’m trying to sell my property and they want the title for the bank what can I do?

    • John Fedro

      February 16, 2016

      Hi Mindy,

      Thank you so much for reaching out and connecting concerning your questions. Most purchasers of a mobile home will absolutely want clear title when they hand over money for the ownership and keys of the mobile home. With that said, you currently do not have ownership or clear title to provide this buyer. This is because someone else, or a corporation, owns this property it is the legal owner of record on the title. Inside the mobile home there should be a “data plate” that is made from a thin piece of metal or piece of paper glued to the wall listing the homes serial number, VIN, dimensions, manufacture date, size, etc. If you can find this then you are able to find the vehicle identification number so that you may ask the state more information about this home. The land owner may be able to file a lien on the title or simply file for an “abandoned title”. If the mobile home is still sitting on the land owners land then these folks will be able to help you obtain a new title, however if the home is not on land that it will be very difficult for you to obtain a new title. With all this said I would greatly encourage you to call your state and explain your situation in full. Based on your IP address it looks like you are emailing from Michigan. In Michigan you will want to contact the local DMV to make sure that the homes taxes are current, there are no existing liens, and to verify who the owner actually is. You will also want to explain your unique situation and ask them what options you have to obtain clear title legally ASAP. In Michigan you may call 517-322-1624/517-241-9328. Every time I call these folks are very helpful and friendly to answer most of my mobile home related questions. I hope this helps and at least point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Alex

    February 20, 2016

    We just bought a home in monore county tn. We were told that this was a stick build home not a double wide.Now we know it is we can not find the Vin any where on either a or b.where can we go to look find it we have to have it ASAP for insurance or we lose our home?

    • John Fedro

      February 23, 2016

      Hi Alex,

      Thank you for reaching out with regards to your questions. I very much regret to hear about your situation. The vehicle identification number can typically be found on the homes “data plate” which may be a piece of paper or metal sheet with the mobile homes serial number, make, model, etc. You likely already look for this near the hot water heater, master bedroom closets, pantry, and laundry areas and could not find this information. If there is any decal on the outside of the home that pertains to a HUD # this could give the state a clue as to the home’s VIN. As a last resort you can look on the chassis of the mobile home. On the front of the home, near the mobile homes tongue, the VIN will often be coldpressed into the steel. You may have to take off the skirting to find this number. I hope this helps and at least point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Stacy

    February 20, 2016

    I’m trying to buy a forclosure mobilehome but the bank that has it doesn’t have the title. What can we do to obtain a title in order to buy this home?

    • John Fedro

      February 23, 2016

      Hi Stacy,

      Congratulations on your up-and-coming purchase. As the bank they are in position as Lien holder and can absolutely contact the state to request a duplicate title or foreclose and take possession into their own name so that they can resell it to you. In looks like you are commenting from Arkansas, if this is true then the bank will want to contact the local DMV in order to start the repossession process. I would encourage you to call the bank and ask what help they need from you to facilitate this process and get this deal done. You will course be happy to do this for a discounted purchase price. I hope this all helps and makes sense. If you have any follow-up questions or concerns please never hesitate to reach out anytime. Keep in touch.

      Talk soon,
      John

  • star

    February 25, 2016

    i was purchasing a mobile home on a land contract, isnt paid off yet, but owner signed the title and gave it to me. boyfriend and i started having problems. he took the title without my knowledge and transferred ownership. is there anything that can be done?

    • John Fedro

      February 26, 2016

      Hi Star,

      Thank you for reaching out with regards to your question. I very much regret to hear that your thief of our ex-boyfriend has stolen your title and put the home into his possession. I would very much encourage you to reach out to a local real estate attorney. This may take a little bit of money however if you can show that the paperwork from the seller is going directly to you and not to your boyfriend then you should have no problem convincing a judge the home should be yours. I hope this all helps and makes sense. It sounds like it will definitely get a little bit worse before it gets better however your ex-boyfriend has definitely done something against contract and against the law (if he is not listed anywhere on the paperwork). I would encourage you to reach out to a local real estate attorney that has a one hour free consultation to offer. Have your questions ready and make sure to get them all answered in this one free hour. Keep in touch moving forward and if you have any questions or concerns please never hesitate to reach out anytime. Please keep us posted here as your reply may help others who are in a similar situation. Keep in touch.

      Talk soon,
      John

  • Star

    February 29, 2016

    Thank you so very much for your advice, i really didnt know where to begin with persuing this issue and now i do… again, thank you!

    • John Fedro

      March 3, 2016

      Happy to help, Star. Keep in touch if you have any follow-up questions or concerns. Have a great rest of the week.

      Talk soon,
      John

  • Ashley Goodwin

    March 1, 2016

    Hi, I had a question, just trying to reassure ourselves here, we purchased a free-and-clear cash mobile home from a park, signed a lease, and continually demanded title until we got it in the mail – 4 days before our lease was up. In our eyes, this classifies as obstruction of sale by a park owner, which was outlawed here in Illinois in 1980, so were just filed suit yesterday, for a variety of issues as well, including fees not described in lease, changes to lease dates, so many things.
    Our question was, what regulatory agencies in IL, and what rules apply, that give these parks their license to do this?
    Thanks!

    • John Fedro

      March 3, 2016

      Hi Ashley,

      Thank you for reaching out and connecting with regards to your questions. Congratulations on doing what you feel is right. This mobile home park may likely have been taken advantage of and bullying residence for years without anyone else doing something. Good job again for standing up for yourselves and the rest of the park. I’m very interested to hear what comes of this moving forward.

      In Illinois I can tell you a various things with regards to investing in mobile homes on their private land and inside pre-existing parks. However your specific questions or something that I do not want to give you any wrong information to. Here are three great sources to local organizations that will be able to point you in the right directions. Here is a link to the Illinois manufactured home owners Association http://www.mhoai.org/. The following link is for an outline of your rights as a mobile home park resident in Illinois http://www.illinoislegalaid.org/index.cfm?fuseaction=home.dsp_content&contentID=363 I hope this all helps and points you in the right direction. Moving forward it will be hard for the park manager and park owners to look at you in an unbiased manner. If you are aiming to resell your mobile home I encourage that you take a hands-on approach to making sure your potential buyers receive a fair approval process from the park management.

      Lastly, great job being demanding with regards to your title and receiving it when you did. Keep in touch moving forward. If you ever have any follow-up questions or concerns please never hesitate to reach out anytime. Additionally, please do keep in touch and let me know how this works out. I know others will be interested are reading along as well.

      Talk soon,
      John

  • Carolyn Foshee

    March 3, 2016

    We rented to buy mobile home, when it was paid for the lady never gave us a title but a bill of sale because she did not have the title. Then we sold the mobile home and they wanted the title. So we went to the DVM to try and get a lost title. They could not help us. So now we want the mobile home moved from our property and they want a title and I am lost. What do I need to do to get them a title. We went to a notary and made a bill of sale to them. But now they want a title to the mobile home. Can yu help me, I am lost?

    • John Fedro

      March 4, 2016

      Hi Carolyn,

      Thank you for reaching out with regards to your questions. I regret that you are in this situation. I am a bit fearful of what you may find moving forward due to the missing title. The reason I say this is because the woman who you purchase the home from may not have clear title because she was not the owner, there is still a lien on the title, and/or was never hers to begin with. I encourage you to head to the office of motor vehicles or call them directly with a serial number or VIN number that you may have been provided by the seller. If you do not have this identification number then you will have to find it on the mobile homes data plate located inside the mobile home, typically found in the master bedroom closet, pantry, hot water heater area, or utility room. Let me know if you are unable to find this information. We will need to find out if the mobile home was ever titled within your state. It looks like you are emailing from Louisiana, if this is the case than the above information is how you should proceed to figure out if this mobile home ever had a title locally. If the home does have a title than the next step will be to figure out who the owner is so they may receive a duplicate title and sign it over to you. Once you have clear title you may resell to your buyers. I hope this helps and makes sense to at least point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out anytime. Keep in touch.

      Talk soon,
      John

  • Tammy

    March 9, 2016

    Back in 2000 I loaned my boyfriend at the time $1,000 and he signed and gave me a bill of sale on his mobile home. We broke up shortly after that but I never bothered with taking possession of the mobile home (that he still lives in). I choose to take the $1,000 loss rather than have to deal with the frustration (and him) of moving the mobile home. However, now and out of the blue, he’s intentionally trying to cause problems between me and a family member. So now I’m thinking since I’m having to deal with this BS anyways, I might as well see what I can do about taking possession of the mobile home. Again, I have the signed bill of sale and also a lease agreement where I had rented the mobile home out during the time he lived with me. The mobile home is located in Georgia.

    • John Fedro

      March 9, 2016

      Hi Tammy,

      Thank you for reaching out and the detailed comment and questions. I regret to hear that this ex-boyfriend is making your life difficult after all this time and the fact that you never pressed the issue of the thousand dollars. If the title is in your ex-boyfriend’s name then there is little ability you have to retitle the home into your name. A Bill of Sale is a very important form to have, however it is only half of the required documents you need to change it over into your control. Do you happen to have a signed Title?… Signed by your ex-boyfriend as the seller and you as the purchaser? Again, without the signed title you will not be able to have it transferred into your name. With that said I am certainly not an attorney of any kind. In fact, I would encourage you to reach out to a local real estate attorney that provides a one-hour free consultation for added help. I hope this helps and at least point you in the right direction. If you have any follow-up questions or concerns please never hesitate to write back. Keep in touch.

      Talk soon,
      John

  • dale

    March 28, 2016

    Hey John,

    I am trying to buy a piece of property that has a mobile home on it, we are in Fl. The current owner never had the mobile home put in there name back in 2002, they have a signed title but no bill of sale.

    When they went to get the Mobile home put in there name the title office stamped the title with no bill of sale, how does the owner get the title in there name?

    Thanks for your help

    • John Fedro

      March 28, 2016

      Hi Dale,

      Thank you so much for connecting and reaching out with regards to your questions. It sounds like you are trying to purchase a piece of land that is “vacant” and does not have a mobile home “legally” married to the land you are trying to purchase. This means that you are correct in thinking that the mobile home will have a title that needs to be transferred from the current owner to you as the buyer. Without a current title or even knowing who the actual owners of the mobile home are, you will need to go the legal route as the land owner to obtain clear title to this property. Assuming that taxes are current and there are no liens on the mobile home you should be able to file for an abandoned title as long as you know the mobile homes VIN or serial number. Using the current information you have with the previous owners “Bill of sale”, I encourage you to call up the state at 850-907-9111 or Head down to your local Department of Motor Vehicles to talk with them specifically about the mobile home in question and your options as “land owner” moving forward. I hope this all helps and at least point you in the right direction. I want to make sure you get all of the correct information from the state based on the current properties information. Moving forward if you have any additional questions or concerns please never hesitate to reach out anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Misti

    March 31, 2016

    I recently paid off my loan for my mobile home and I was wondering how I could go about getting my title.. I live in the state of Louisiana and all the bank gave me was a paper where i had the loan done originally that is stamped paid in full.. They seem to be giving me the run around about getting a title, so is there another number I could call to get another title if need be?

    • John Fedro

      March 31, 2016

      Hi Misti,

      Congratulations on paying off your home! This must be a great feeling and a big relief off your shoulders. In your state you should be able to take the “satisfaction of Lien” down to the office of motor vehicles to have a new original title printed out with your name as owner and no liens in place. I encourage you to call up the numbers below and ask them where the local offices near you that this can be done at. Explain your situation in these nice folks will be able to tell you just where to go and what to do. Keep in mind that you will very likely have to pay some small fee as the title is changing a bit. 225-925-9041 I hope this all makes sense and points you in the right direction. If you find any new or interesting information on never hesitate to comment back and share with us. Keep in touch and if you ever have any additional questions never hesitate to reach out anytime. Have a great rest of the week.

      Talk soon,
      John

  • Susan

    April 9, 2016

    Hi John, I have a question for you. I live in New York State and my boyfriend and I purchased a double wide together and is titled in both of our names. We have recently split up and I want to know if I can have his name removed from the title. He is no longer living in the home. I have still currently live in the home. What do I need to do to have his name removed from the title, if I even can? Need some advice please. Thank you

    • John Fedro

      April 9, 2016

      Hi Susan,

      Thank you for reaching out with regards to your questions. I have good news for you, this is absolutely possible in your state. With that said you will most likely have to get his signature in order to remove his name from the title. First things first, depending on the year you originally had this home title there may be an “and” or “or” between both owners name. If there is an “or” then you may likely simply sell the mobile home title into somebody else’s name with only one of your signatures. If this is the case then your boyfriend will not need to sign as only one party is required due to the verbiage on the title. I hope this first part makes sense. If not please let me know.

      However if there is an “and” or simply a “comma” between both owners names that both signatures will be required to transfer the ownership to somebody else’s name. With that said, if your ex-boyfriend is willing to sign there may be a state agreement that allows him to simply remove his name from the title with a very small processing fee. Because I want to make sure this is done for you correctly and as inexpensively as possible, I encourage you to call your state titling Bureau for motor vehicles. Please explain the situation to them and they will point you in the right direction to find the correct paperwork and procedures to move forward to take your ex-boyfriend’s name off of title.

      In short, this situation happens all the time from people breaking up, getting divorced, or passing away. There is absolutely a procedure in small fee that this will take and nothing more. The biggest hurdle to overcome may be having your ex-boyfriend sign off ownership on the title. I hope this all helps and points you in the right direction. You may contact your state at 518-867-3242 for more information. Moving forward if you have any additional questions or concerns please never hesitate to reach out anytime. Keep in touch.

      Talk soon,
      John

      • Susan

        April 10, 2016

        Thank you John, you have been very helpful and I appreciate it. I will contact our DMV titling bureau.

        Sincerely, Susan

        • Susan

          April 10, 2016

          Also just looked a my original title, there is no (and, or, or a comma) at all. Just simply my name on the first line and his name on the second line. What would that mean?

          Thanks again, Susan

          • John Fedro

            April 13, 2016

            Hi Susan,

            Thank you for following up. This means that both your signatures are needed in order to sell this mobile home. I was hoping only you would need to sign, however both signatures are likely needed for the sale to go through and the name on the title to change. With that said, please reach out to the state and let them know what you are trying to do and they will be able to point you in the easiest and quickest direction possible.

            Talk soon,
            John

  • Rita D

    April 15, 2016

    We owned a mobile home and sold it back around 2000 or 2002. We just were served papers for back taxes beginning 2002 – current. We are not the owner of the mobile home and have not been since that time. it was sold and moved out of our property to a town about 40 miles from where we originally had the home. We cannot find any of the selling documents. What can we do? How can we prove this is not our mobile home? The tax records show it in our name. Do we need a lawyer to exempt us from the $5000 taxes owed to date? Need advise. I have already contacted the attorney that served us and they say they cannot drop the case since we are the owners of record. I called the county and they said they would investigate. Any suggestions?

    • John Fedro

      April 15, 2016

      Hi Rita,

      Thanks for reaching out concerning your questions. I very much regret to hear that your buyer likely did not transfer the ownership out of your names and into his or her own name. This is not uncommon and you are not the first people this is happening to. I say this to help you understand that you are not at fault or to blame. You will need to provide what documents you have so the state can go after the right person. If the state still persues the legal avenue to sue you for taxes that are not yours, then I would suggest contacting a local attorney for sure. In fact you may wish to reach out to a local real estate attorney now for advice on how to proceed based on your specific situation and state. Again, the taxes are not yours and I am fairly confident the state will see this. At least this is how it has transpired in the past with other folks in the same spot. I appologize that I could not give you a quick answer to fix the issue right away, however keep in touch with the state and contact a local RE attorney for consultation. As always, please keep us posted and let me know if you any other follow up questions or concerns.

      Talk soon,
      John

  • Nancy Weinhardt

    April 15, 2016

    Hi John-
    My neighbor passed away and had $18,000 in back taxes due on her lot. Her son does not want anything to do with the mobile home and handed the title to me. My landlord of the mobile home park is hospitalized and cannot help me at the moment on how to take possession without having to pay back taxes. Do you have any idea how I can do this? I want the home but do not want to pay $18,000 in back taxes. I have the title, a signed letter from the son stating he is walking away from the property. It has been cleared out, the utilities are off. What can I do. I live in Pennsylvania
    Thank you so much for your help.
    Nancy

    • John Fedro

      April 19, 2016

      Hi Nancy,

      Thanks for reaching out and connecting. I am sorry to hear about your neighbor passing. Some (few) states will transfer ownership without having the back taxes paid before ownership is transferred. This means that the state will go after the person that failed to pay the taxes while that specific owner owned the home. With that said Pennsylvaia is not one of these states. If you purchase the home the taxes will need to be paid prior to this ownership being transferred to a new party. With that said $18,000 is the largest back tax bill I have ever seen with regards to a MH inside a park. I apologize I amnot able to give you better news on this matter however I do hope it helps. In short, I would pass on this home for sure unless you can talk to the state and find out from them a way to proceed with voiding the back taxes all together. If you contact the state and find any useful information please let us know here so that we all may learn together. Additonally if you have any questions or concerns moving forward never hesitate to reach out anytime. Always here to help. All the best.

      Talk soon,
      John

  • Ellene Elliott

    April 16, 2016

    Bank never signed off as lien holder when paid off 15-20 years ago. Bank is no longer around and cannot get a title also cannot get a number to find out about bank . Original bank was Citizens National Bank in Tulare , ca. They were sold to Mineral King National bank who took over the loan. This bank also is no longer in business and I cannot get a number for Mineral king National Bank. I have tried the DMV with the vin number and this has not worked. I have tried the tax office where I pay taxes on my mobile home, housing authority. Citizens National Bank in Tennessee and they could not helpeither

    • John Fedro

      April 19, 2016

      Hi Ellene,

      Thanks you for reaching out with regards to your questions and detailed comment. I regret to hear about this situation and hardship you are going through for sure. This is certainly not the first time this has happened and it will not be the last. It always pains me to hear about situations like this from honest people like yourself. My advice was to first contact the state and then the banks in quesion. Since you have done this with little help provided, I would highly recommend contacting a local real estate attorney that is familiar with mobile homes within your state. There will not be many attornies like this but there will be a least one within your state, this attorney likely works with local parks in the area. You may with contact the park to see who they can recommend. You may have to start a legal case to obtain clear title but if the home was paid off and you can prove this, there is a way to obtain clear title through legal avenues. In short, this is going to get a little more difficult before it get solved, however it will get solved. Likely through a court case and being in front of a judge. I hope this all helps and points you in the right direction. If you have any follow up questions or concerns please never hesitate to reach out to me anytime. Keep in touch and if you learn anything else please comment back to tell us and educate us all here. Keep in touch.

      Talk soon,
      John

  • Marti Shartzer

    April 26, 2016

    Dozy here. Thinking I had found a perfect homemade log cabin on a trailer frame, I paid for the finished shell box and proceeded to complete the interior while it sat on original guy’s property. That doubled the purchase price. Done, and ready to transfer title. The guy as manufacture of origin got his VIN (12 digit)as if it was a Body Type – FB (Flatbed, unikely because it had a full bathroom and kitchen sink). I got a MH Transporter to haul 75 miles, 11×40. Told RV Campsite owner I would stay 3 yrs, we both felt good. Until, the guy across the street call Planning and Zoning to say “you have a permanent MH, on blocks, wheels off, and tied down in a RV Campground.” P&Z says ordinance allows only 6mo time and I have to put wheels back on, remove blocks, take off tie downs (no my Ins Co will not insure for value nor liability). I called State Fire Marshall to get Safety Inspection, he came but I have no word yet if it passed. I called Building Inspector to ask them for inspection, but, they don’t inspect Flatbed Trailers. I can not occupy as housing anywhere without the St Fire Marshall seal on the breaker box. I can not sell to a used car lot to use as an office without a building inspection. I can not park in any of the 3 county trailer parks without that Safety Seal. And…that Certificate of Title transferred to me is Body Type Flatbed. How do you propose getting the Title changed to the appropriate usage as a MH? Original builder was an electrician (not licensed), this was his only creation. VIN number is not correct with only 12 digits, think a MH is to have 16. Any clues, other than redneck justice…just joking…but have thought of that recently.

    • John Fedro

      April 27, 2016

      Hi Marti,

      Thank you for reaching out and connecting with regards to your questions. I very much regret to hear about the situation you are having and your nosy neighbor who read you out to the local zoning department. Over the years I have certainly seen some mobile homes that are incorrectly labeled. I have also seen some travel trailers that have gotten their descriptions upgraded from travel trailer to mobile home, when this clearly was not the case. These mistakes and oversights happen by accident over the years as people incorrectly fill out titles, transfer forms, or via government computer errors. With that said, I do not have any specific step-by-step information for how to correctly change this Vin number to a legal mobile home versus its current “flatbed” designation. With that said, I would love to see pictures of this property as it sounds certainly unique and one-of-a-kind. My advice to you, although you may not want to hear it, would be to move the mobile home to a different site where you do not have a nosy neighbor reporting you to the states. Are you able to get electric, water, and gas hooked up to this property? If you are able to move it with this solve your problem until the state found out? Are you able to keep tires on the home and simply remove the straps and retie down the home every six months? As you can tell, I see very little way for you to legally change this properties description and am mostly trying to think of ways to get power turned on and for you to keep living in the property legally. Please let me know your thoughts and the answers to the questions above. You may have already thought of all these questions however I do hope they help some and at least point you in the right direction. If you have already talking to your state and describe the specific situation you are having they will know what the best course of action for you moving forward is specifically based on your property and its location. Again, I regret that I am not able to give you a magic bullet type of answer that will solve the problem. Please keep me posted moving forward and if you discover anything please let us know so we can all learn and grow together. Keep us posted.

      Talk soon,
      John

  • michael jones

    April 26, 2016

    I live in lawrence county ohio . I have the title to the mobile home . It was my mothers home on a rented lot . She died almost 3 years ago and I have not transferred the title into my name because I am worried that since she had medicaid the state may take it . I am 56 and we lived together for the last 15 years in this mobile home . 4 years ago I was disabled and have been on social security since . No medicaid , only medicare . It is a 1977 14×65 home . The title does not show a lien on it. It is the original title from when she bought it with cash from insurance when dad died in 1981 . Any advice ??? Thank you , michael

    • John Fedro

      April 27, 2016

      Hi Michael,

      Thank you for reaching out with regards to your situation and questions. I very much regret to hear about your mother passing a few years ago. Since the passing have the taxes and lot rent been kept Current on this property? You asked in your comment about any advice… Could you elaborate a bit more on the specific questions or concerns you are having? Did you want advice about putting this into your own name at this point? I would be happy to answer any questions you have however just let me know what those exact questions are. Keep me posted.

      Talk soon,
      John

  • shanon

    May 1, 2016

    My mom passed we have a paper with vin on it saying we inhabited it but the vin is coming back in someone else name. What do we do? They say we can’t get title…

    • John Fedro

      May 2, 2016

      Hi Shanon,

      Thank you for commenting and reaching out. I very much regret to hear about your mother’s passing. If you had contacted the state with the vehicle identification number and the state is saying that someone else owns the property, there sounds like there is an issue and confusion for sure. When your mother purchased the home did she ever get a bill of sale or title from the seller? How long have you been in the property? As if someone else owns it why are they not living there? What state is this in? If you’re able to answer some of the questions above so I can get a little more clarity on the situation I will be happy to point you in any direction that might be helpful. Keep in touch.

      Talk soon,
      John

  • Ila

    May 3, 2016

    I purchased a trailer and received a bill of sale with the owners signature but they did not date it and they also did no sign the title. Now they are saying I can not have it. I’m a single mom they knew it would take me a while to move the trailer from the land because of money issues. They filed that I abandoned it and say it is now there’s again. What do I do.? I worked so hard for this.

    • John Fedro

      May 7, 2016

      Hi Ila,

      Thank you for reaching out and connecting. I very much regret to hear about your current situation. I’m assuming that you purchased a mobile home on someone’s private land and did not move it off quick enough or within the required amount of time. Apparently no one kept in touch with anyone else and there was a misunderstanding that you may have abandoned the home, it sounds like they have gone through the effort to take control of the home back or perhaps it never left their control in the first place.

      My first thought/question is if the mobile home is actually titled in your name or the sellers name? It sounds like the title and bill of sales were not filled out 100% correctly so the ownership was never transferred into your name. Have you already paid for this property?

      I see that you may be located in California. If this is the case that I encourage you to call the state directly (909-987-2599/916-323-9803/916-445-4782) and provide the serial or VIN number of the mobile home. Mentioned that you are a private buyer purchasing from a private seller and wish to make sure taxes are current and to find out who the owner is? Additionally, make sure to explain your situation and ask them for their advice moving forward.

      You may likely still have all the correct paperwork needed to transfer the home into your control. With that said you will still need to move the home from the property and that is where you will need the sellers to allow your mobile home transporter on their land to remove the home. What I’m saying here is that you may or may not be able to easily take title to the home, however if the sellers are vindictive or angry this is not a good recipe for anyone. There is likely a rational fix and solution if both parties are willing to negotiate and compromise. Are the sellers being rational or do they now want to keep the home or resell it to someone else?

      If you have paid for this home that I would encourage you to contact a local real estate attorney for help. The attorney may only need to call or provide a letter to the sellers on the attorneys letterhead to help encourage the sellers to honor their agreement and sell to you. If the sellers have gone through and paid some holding cost because the home is on their land for extra long, you may have to pay this back fee. With all this said I am certainly no attorney however it does sound unfair that you will not get this home because it sat vacant for a little too long. Again, consult a real estate attorney that offers one hour free consultation. Have your questions lined up and get them all answered during this free hour.

      I hope this all helps a bit and starts to point you in the right direction. I’m not sure who is in the right and who is in the wrong however do not give up and turn the other cheek in this situation. Fight for your home and please keep in touch if you have any follow-up questions or concerns. Keep us posted.

      Talk soon,
      John

  • Vickie

    May 8, 2016

    Hello – I live in CA (Orange County) and have lived in my mobile home for 20+ years. The home was in my father’s name, but my boyfriend and I have lived in the home from day one. My father had the home put in his name (due to credit issues with us). Anyways, we found a home in a nice mobile home park, the park knew that my father would not be living there. We have paid off the loan to the house (with Greentree). My father has since passed away and the park is now asking for a copy of the title to the home. How do I get the house transferred into my name?

    Thank you, I really apreciate any help you can give.

    • John Fedro

      May 10, 2016

      Hi Vickie,

      Thank you for commenting and reaching out. Additionally, thank you for explaining your situation quite clearly. I regret to hear about your father’s passing. I am a bit unsure if you hold the title currently or if this is still being held by the bank. Do you have a power of attorney concerning your father? If you do then that would make things significantly simpler moving forward. If you are on the loan at Greentree then you may be able to track down the title and have one sent if the property. If the home has been paid off recently then there has likely been an electronic lien release statement sent to the state or a physical title that was printed and mailed to the owner of record. However, assuming that you do not have the title but your names are on the title, you will have to contact the state of California to have a duplicate one sent to you. At this point you can then show the park that your names are on the title, your father’s name will still be there however you can have this removed by filling out a form with the state. Please see the forms (HCD RT 804.9, HCD RT 804.10, HCD RT 804.11) at the bottom of the page using the link below. I hope this all helps and points you in the right direction.

      http://www.hcd.ca.gov/codes/registration-and-titling/forms.htm

      If you have any follow-up questions or concerns never hesitate to reach out at any time.

      Talk soon,
      John

  • Pamela

    May 22, 2016

    Looking to buy a mobile home that was abandoned in a park. Assumed ownership by the park owner without putting title in his name. Apparently since 1999 he has sold the mobile to one tenant who sold it to another tenant. Now the park is closing and 2 new park owners later. All the tenant has is a Bill of Sale and no title. DMV already says I need a indemnity bond to title in my name. I was wondering how wise it would be to buy the mobile and moved it first then go through the mess of dealing with the title. Would the transporter require the title?
    Thanks,
    Pamela

    • John Fedro

      May 22, 2016

      Hi Pamela,

      Thank you so much for reaching out and connecting. Additionally, congratulations on having the opportunity to purchase a property that you like. Some mobile home movers do require the title be in your name and others do not. In many situations the VIN or serial numbers will at least need to be known to pull permits if required. This is something you should have no problem asking a mover. They likely hear this quite often. In my own personal life, as long as I double checked that I could indeed obtain clear title in my control I would move forward with a good deal for sure. I hope this helps and make sense. Additionally, if you ever have any questions or follow-up concerns never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

      • Pamela

        May 22, 2016

        Thanks for your response. I guess my next question would be if no one has had the title in their name since 1999 then I am assuming that property taxes have not been paid all these years. In your video you suggest I believe not buying anything with liens or taxes owed. Also would you pay their asking of 3500 if their maybe title and taxes issues after the purchase.

        • John Fedro

          May 25, 2016

          Hi Pamela,

          Very happy to help. Great follow-up questions. Someone going to be responsible for the back taxes. In most states the new purchaser must pay these before transferring the ownership into his/her possession. However in some states the legal charges and liens will follow the party that was on title while the taxes were not being paid. Call your local DMV to confirm your state. Additionally, I do not believe I would pay $3500 to a mobile home park that needs a home moved and has no title to provide. Unless you are in a very hot market and you truly believe that this home will be purchased in the next few weeks at this price, I would let the park managers and park owners know that you are very interested in serious however due to all of the problems and unknowns you will not be able to pay anything for this property. See if they are interested and go from there. As always, keep me posted with any questions or concerns moving forward. Feel free to email me as well.

          Talk soon,
          John

  • Scot Jurgens

    May 22, 2016

    I bought land and mobile home in 2014.I have never bought a home before so I left it up to the agent I contacted to buy it.A bank was selling land after repo but never repoed mobile home on the land. The owner died so that’s why they repoed.Title to mh is still in dead owners name.I found that I needed a title for MH when I tried to sell MH.Home is now in escrow for more that a month and im losing the buyer because nothing is being done by escrow company

    • John Fedro

      May 22, 2016

      Hi Scot,

      Thank you so much for reaching out and connecting. Good job on purchasing the land/home in the first place for investment purposes. It does not surprise me too much that the escrow company is not “going the extra mile” to figure out how to get your name onto the title. This is going to be a bit of uphill work however it is completely possible. I understand about you requiring the homes title prior to the transaction being finalized. Because the mobile home still has a title then it is not yet married to the land. This will make it a bit easier to receive a new title in my opinion. I’m curious if the bank had a lien on the title or if the title is free and clear without any current liens attached to it? Most states have a process of removing the deceased party’s name from a title. While this is a bit unorthodox because you are not a family member of the deceased party, you are the owner of the land where the home sets and therefore can place a lien on the title if required. I’m unsure of what state you are located however call up your states manufactured home division and title transferring agency to explain your situation and ask for their help. You will likely be passed around to a few people’s offices however you are the true owner and sorting out the paperwork is what you need to accomplish with the help of the managers in the correct government agencies (again, I’m not sure the state you are located in or otherwise and be able to point to whom you should call to start asking questions). As always, if you ever have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • Timothy

    May 24, 2016

    Hi John,i live and work in a mobile home park In Georgia,theres a mobile home in the park that somebody bought from a older couple about 10 years ago.but never signed the title.the lady has since passed away and her husband has azltimers,im trying to obtain ownership of the home but cannot get in contact with the people who bought it.they just up and left about a year ago,theres also unpaid taxes ,and lot rent owed,any willing to pay both but what should I do about getting the title?

    • John Fedro

      May 25, 2016

      Hi Timothy,

      Thank you for reaching out and connecting with regards to your questions. Good job being available to purchase this home and help the sellers and Park move forward. You are correct about having to pay lot rent owed in taxes due moving forward. Hopefully you are getting a very good deal on the home itself. If you are absolutely unable to get a hold of the “owners of record” that are listed on the title, I would encourage you to work with the park to file for an abandoned mobile home title. Depending on your state you may want to head down to the manufactured housing division or local DMV to understand the steps the park will have to take to obtain a title. The title will come in their name and they will have to sign it over to you. This is certainly one way to move forward if no title is currently available. If the park does not want to help you then they will eventually need to step up themselves to place a lien on the home and file for a title or file for an abandoned title for themselves. Perhaps you can pay the park some money and help facilitate the transaction to make it easy for them. If the title is available then I do know of other investors that would consider forging the signature of the sellers. I mention this to you only because it is an option that may be effective, although illegal, to get this deal closed. This is not something I recommend however I do mention it in passing. I hope these suggestions help and point you in the right direction moving forward. As always, if you ever have any follow-up questions or concerns never hesitate to reach out any time.

      Talk soon,
      John

  • Judy Bauer

    May 25, 2016

    Hello John – I’m at wits end and hoping you may be able to direct me. I bought my manufactured home on five private acres in 1998. In 2014 I decided to refinance and was told by a real estate person that I needed to have an Affidavit of Affixture in order to sell my home. To get that affidavit I had to show my title. Ah, there’s the rub. I never received a title when I bought the home. It was closed by a title company but all I ever received was a Warranty Deed. I thought I would get the title when the home was paid off, so never worried about it. I called the Michigan Secretary of State who told me they have no title for my home on record so cannot give me a duplicate. I contacted the Dept. of Licensing and Regulatory Affiars who told me the same thing the Secretary of State did. I went to the title company and they told me that when I bought my home in 1998 a title was not required. He said the law changed in 2003 and there was nothing they could do to correct it. My health has declined and I now want to move closer to my daughter. I have all my paperwork filled out and in order to get the Affidavit of Affixture but no one can help me because I don’t have the title and apparently can’t get one. Obviously, I also can’t sell the home without a title now. Thank you for any advice you can offer.

    • John Fedro

      May 27, 2016

      Hi Judy,

      Thank you so much for reaching out and connecting. I truly regret to hear that you are in this current situation. Normally there is a legal course of action to take in order to track down the title if you are the correct and legitimate owner of the mobile home. With that said it seems as if you had slip between the cracks due to the laws changing in 2003 that now require a title being needed for your Affidavit of Affixture.

      With that said I am still happy to hear that you have a nice piece of property with a quality mobile home attached to it. Since you are trying to sell the property you can absolutely do so via a warranty deed. The legal description of your mobile home and land will most likely have the mobile home’s serial numbers or VIN numbers listed. This help show that the land and mobile home are married together and a title is no longer required. However, it may be difficult for a new buyer to obtain a new bank loan to purchase your mobile home and land if there is no title. Keep in mind that there most likely are lenders out there willing to lend on your property in its current state. These may not be traditional lenders however they absolutely exist and typically target hard to finance properties and buyers. Do not simply settle for one real estate professionals opinion, make sure to talk to at least 15 local credit unions/lenders/mobile home mortgage brokers.

      You may also choose to sell your property via land contract or seller held financing. You may choose to sell with a down payment and monthly payments moving forward until you are paid in full. I hope this all helps and points you in the right direction. You are still in control here and absolutely have options. If you have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • linda debell

    May 26, 2016

    hi my name is linda i bought a foreclosed double wide , cash deal from a realtor company, were do i go for a title in my name i need it for the insurance company i bought it in 2007 since it was a cash deal there is no info of make model an vin huber i need

    • John Fedro

      May 27, 2016

      Hi Linda,

      Thank you for reaching out and connecting. I’m curious if the mobile home came with land or if it was simply a mobile home in a pre-existing mobile home community. If the mobile home is personal property than it should have a title to prove that there are no liens and that the foreclosure has taken place to wipe off this debt. The title should be provided by this realty company or they simply did not sell you anything at all. If the mobile home has land included then there may not be a need for a title. The title may have been relinquished to the state when the land and home were “married” together for legal and tax purposes. I’m sure I am not telling you anything that you do not already know so I do encourage you to call your states manufactured housing division or local DMV to find out more information on your specific home. You absolutely need to find the VIN, HUD number, or serial number on each section of your double wide home. These numbers will be located somewhere and if our unable to be found inside the home they can be found coldpressed into the steel chassis of the mobile home underneath the skirting. Call the state to find out who the current owner of this home is and if there are any current liens on the property. From this point you should have a better understanding of the ownership of the home. I hope this all helps and begins pointing you in the right direction. If you have any follow-up questions or concerns or I did not fully answer your question please never hesitate to write back any time. Keep in touch.

      Talk soon,
      John

  • Jackie

    May 26, 2016

    My question is, what do you do if you purchased a foreclosed mobile home (double wide) that is on property, from a bank and they never gave you the title?
    We are trying to sell our home (we have been the owners for the last 10 years).
    The buyers bank (FHA loan) wants the title and the affidavit of affixture!
    We were NEVER GIVEN these documents.
    This home is 30 years old and the DMV has no records and the county has no records about any of these items!!!!
    We CANNOT proceed with the sale of this home because of this.
    We have called and talked to any and everybody, with no luck or a hint of direction to take. We are always told, theirs nothing we can do!!! Why would their be no record of anything????
    Do we need to go after the bank that sold us this home?
    Thanks for any input you have.

    • John Fedro

      May 27, 2016

      Hi Jackie,

      Please see my thoughts below in bold.

      My question is, what do you do if you purchased a foreclosed mobile home (double wide) that is on property, from a bank and they never gave you the title? Many mobile homes that are attached to real property have been legally “married” to the land for legal and tax purposes. During this process the title is typically given to the state and relinquished. I am not sure if this is what happened in your situation, the mobile home certainly can still be personal property in which case a title is most likely (depending on your state) required to show and convey ownership. If the company you purchase the home from did not facilitate you with a clear title than they may have truly not sold you anything at all… Well, at least not the mobile home anyway. I am curious what you did receive at closing besides the mobile home and the keys to the mobile home?
      We are trying to sell our home (we have been the owners for the last 10 years).
      The buyers bank (FHA loan) wants the title and the affidavit of affixture!
      We were NEVER GIVEN these documents.
      This home is 30 years old and the DMV has no records and the county has no records about any of these items!!!! Understood. This is not uncommon.
      We CANNOT proceed with the sale of this home because of this. We have called and talked to any and everybody, with no luck or a hint of direction to take. We are always told, theirs nothing we can do!!! Why would their be no record of anything???? Systems breakdown and people fall through the cracks. This is a scary thought however the world we live in is full of mistakes and run by people that do not fully think ahead or think of others first. I understand about you needing the title or affidavit of affixture for the financing. Your options for selling this property via bank financing may be limited. With that said, I do encourage you to talk to at least 15 local credit unions/mobile home lenders to see what other non-FHA programs are out there for your home for sale. If selling the home via bank financing is not possible then selling the home via land contract or owner financing is always a possibility. You may collect a down payment and monthly payments until you are paid in full for the equity of your property. I hope this all helps and begins to point you in a direction moving forward. As always, if you ever have any follow-up questions or concerns or I did not fully answer your question please do not hesitate to write back any time. Always here to help. Keep in touch.

      Talk soon,
      John

  • Karen

    May 27, 2016

    What if I bought a mobile home( where I live) in 2008 and the owner signed the title on the date of purchase but because of some legal and personal complications is only until now that I can go ahead and transfer the tittle to my name.. Is there a proble because the tittle has the 2008 date? And I am just now doing the process?

    • John Fedro

      May 27, 2016

      Hi Karen,

      Thanks so much for reaching out and connecting with regards to your questions. In most states there is no time limit for when the title must be recorded after it is signed by both buyer and seller. With that said many states do have a penalty if you do not do this within 10-30 days. The number of days should be listed somewhere on the title itself. With that said, you should be fine simply paying this fee and getting the title transferred into your ownership. Keep in mind that if no one has been paying taxes for all this time then there may be taxes due. I hope this all helps and point you in the right direction. If you have any follow-up questions or concerns never hesitate to reach out any time. Always here to help. Keep in touch.

      Talk soon,
      John

  • Robin Rhodes

    May 31, 2016

    Hi my husband and I purchased a mobile home in 2012, the owner gave me the title we had it put in our name, now she’s selling the park and we are trying to sell our mobile home. The problem is I looked at the title and it’s for a completely different trailer. I called her and have received no reply. Can I use her for fraud or what should I do? Thank you, Robin

    • John Fedro

      June 1, 2016

      Hi Robin,

      Thank you for reaching out and connecting with regards to your question. I regret to hear that you are having this issue. This is an issue due to negligence and human error and oversight. Hopefully the correct title has not been sold to someone else in the community currently. Either way the correct title should be found to give to you and your title be given to its correct owner. I also encourage you to call your states manufactured housing department or DMV (depending on your state) to ask them the “on record” address of the mobile home you own (VIN or serial number on title). Next try to find out who the “legal owners” of the mobile home you are living in are? Explain your situation to this clerk and mentioned that you are a private buyer who purchased from a mobile home community. This clerk should be able to point you in the right direction as to who owns what and what the procedure may be to move forward. I do encourage you to consult a local real estate attorney that has experience dealing with mobile homes and mobile home communities. Look for an attorney with one hour free consultation and go to get all of your questions answered in this one hour. Moving forward keep me posted if you have any follow-up questions or concerns at all. I hope this helps and points you in the right direction. Keep in touch.

      Talk soon,
      John

  • Glen

    June 1, 2016

    Hi This is Exactly what I was looking for.My situation is I sold a mobile home in Dec. 2014. I have recently come to find out that I still own the Trailer.What has happened is I filled out my part of the transfer of Sale and the buyer did not. I have contacted her several times to do so and for whatever reason she has not done so.
    Well now she is selling the trailer and I am not sure what i can do . I want out from under this trailer and I was told that all I could do was take her to small claims court but I do not want to take it this far.what other route do I have.?
    I thank u so much in advance for any help.

    • John Fedro

      June 1, 2016

      Hi Glen,

      Thank you for reaching out and connecting with regards to your questions. I regret the year that you are going through this issue. Good job finding out now rather than later. Since the seller is now selling she will most likely take the bill of sale and transfer forms you already signed and provide them to the new buyer. With that said there may or may not be anything encouraging this new buyer to transfer the home into their names if they are feeling lazy.

      You could take her to small claims court however you are still the owner and a simpler route to take may be to start an eviction process on her and serve a “three-day notice” for her to vacate the property. This should hopefully encourage her and motivate her to put the home in her name before you can evict. This answer is only based out of experience and I certainly am not an attorney or legal professional in any way. In all reality this wooden go to court and you would not start the eviction process, however hopefully it will get a return phone call from her. I hope this helps and at least point you in the right direction. As always, if you ever have any follow-up questions or the situation changes never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Eric Wolfe

    June 2, 2016

    Quite Informative Thanks! I have three questions from MHP owners perspective. 1. When a mobile home owner brings a new home or had brought a new home in and was never title with the state can the resident or said mh owner still apply for title with a (Manufacture State of Origin) M.S.O. certificate within that state DMV?
    2. Generally speaking, does the MHP Owners have the right to request proof of ownership of the home residing on there property or identification such as a title number or VIN number of the home?
    3. If the state can’t find the VIN through a VIN Inspection is it possible for the court of state to assign a new vin to get the home titled?

    Thanks in advance!

    • John Fedro

      June 5, 2016

      Hi Eric,

      Thank you so much for reaching out and connecting with regards to your questions. I would certainly be happy to help. Please see my thoughts below in bold.

      1. When a mobile home owner brings a new home or had brought a new home in and was never title with the state can the resident or said mh owner still apply for title with a (Manufacture State of Origin) M.S.O. certificate within that state DMV? From my experience, yes this is quite possible, however this may vary from state to state. With that said it is wise for the park owner/management to verify any homes coming into a park are correctly titled in the owner is who they claim to be.
      2. Generally speaking, does the MHP Owners have the right to request proof of ownership of the home residing on there property or identification such as a title number or VIN number of the home? Yes, absolutely. The community manager should be on top of this and ideally have a filing cabinet full of titles and ownership records in the park office.
      3. If the state can’t find the VIN through a VIN Inspection is it possible for the court of state to assign a new vin to get the home titled? This I do not have the answer to. With all the mobile homes we have dealt with we are always able to find some identifying markers, HUD label, serial number, or VIN. With that said I am optimistic to think that if there is a mobile home without a VIN that a court, DMV, or manufactured housing division within your state could create a new VIN or serial number for this home. I apologize that I’m not able to give you a quick and clear-cut answer. If you find anything out please reply back and let us know what you learn. This obviously would be very valuable to someone in a similar circumstance. Keep us posted. I hope all of this helps and points you in the right direction.

      Talk soon,
      John

      • Eric

        June 6, 2016

        John,

        Thanks for the reply to those questions, its much appreciated! I’m picking up the pieces from my predecessors on building a database of title information of thousands homes located on our properties as I feel it will strengthen our operations. I absolutely will let you know how question three above plays out from our attorney & court & DMV.

        Again, thanks for you time & take care.

        – Eric

      • Pamela

        June 7, 2016

        In my recent dealing looking to buy a used mobile. I had a DMV inspector come out to try and locate a VIN number on a mobile. He was unable to locate it and said that indeed for a fee the DMV will assign a new serial number to a mobile. But you will have to have the DMV inspector come and look for the VIN and make the determination there is no VIN inside or outside.

        • John Fedro

          June 7, 2016

          Hi Pamela,

          Thank you for following back up and letting us know what happened. Great job getting to the bottom of this and contacting the DMV inspector to have them come out and use their expert opinion to try to find the VIN. Additionally, I’m so glad to hear that it is an easy process and small fee to get a new VIN or serial number attached to the mobile home. Congratulations again on getting this problem resolved. Great work and effort.

          Talk soon,
          John

  • Frankie lanier

    June 3, 2016

    I am purchasing a trailer from guy
    that don’t have the title it is in his name the tax papers are in his name but I’m trying to figure out how do I go about getting a title for this trailer it is a single wide mobile home in South Carolina

    • John Fedro

      June 5, 2016

      Hi Frankie,

      Thank you for reaching out and connecting. Additionally, thank you for mentioning the state you are located in. I am unsure if this title is in the owner/seller’s name however hopefully it is. Whether it is or is not please call the state directly and mention that you are a private buyer purchasing from a private seller inside of a local mobile home community. Give the state clerk the VIN or serial number to the home and explain your situation in detail. They will be able to give you the specific paperwork and procedure to get this correctly filed in your name moving forward. I hope this helps and points you in the right direction. The phone number to your states manufactured housing office is 803-896-4682/803-896-5000. As always, if you ever have any follow-up questions or concerns please never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Rosemary Meister

    June 5, 2016

    John Thanks for this site! I listed my home with A Sun Communities park that I live in, They are not showing the home after 6 weeks I’m becoming concerned, My question is was I obligated to give them the titles to my palm harbor home. I have also come to realize they are not even licensed and do not list homes on MLS. Do I have the right to request them returned to me for safe keeping. Thank You!

    • John Fedro

      June 7, 2016

      Hi Rosemary,

      Thank you for reaching out and connecting with regards to your questions. I would be happy to answer them below. Please see my thoughts below in bold.

      Thanks for this site! Thank you for commenting and reaching out. Additionally, thank you for the kind words concerning this website. I listed my home with A Sun Communities park that I live in, They are not showing the home after 6 weeks I’m becoming concerned, Understood. Once you sign a contract for a realtor or community to sell your property they will typically simply add your property to a sales sheet that they will let people coming into the park know about. Some parks go out of the way to hold open houses and advertise to help market properties, however many parks and communities do not do this. In reality the park will receive lot rent from you whether the home is sold or not. My question is was I obligated to give them the titles to my palm harbor home. I have never heard of this before. Perhaps if it was mentioned in the Realty listing agreement however this does not seem normal and I am unsure why they are wanting to hold onto the titles of your palm harbor home. I have also come to realize they are not even licensed and do not list homes on MLS. Understood. Many local MLS systems will not allow for realtors to list personal property, a.k.a. mobile homes inside pre-existing mobile home parks. Do I have the right to request them returned to me for safe keeping. You do have the right to request anything you like however this will most likely be spelled out for you in the listing agreement you signed with the park. This listing agreement will likely have the terms and conditions needed to be fulfilled in order for you to back out of the listing contract early. I’ve seen the situation a number of times were many parks do not actively try to sell any of the homes they are helping to list and sell. Additionally, when asked for a refund many of these communities will object and not allow you to remove the listing until it has expired with them. Additionally, this may have a negative impact on you in the park managers relationship moving forward. Make sure not to be emotional as we do not want this park manager upset with you and possibly denying future applicants who are interested in your mobile home. With all this said, make sure you are advertising your property for sale as well. Make sure you have the property advertised online, off-line, as well as small yard signs around your area advertising your mobile home for sale. I hope this all helps and makes a bit of sense. If you have any follow-up questions or concerns please never hesitate to reach out any time. Always here to help.

      Talk soon,
      John

  • Rosemary Meister

    June 9, 2016

    John Thanks for your reply. The contract is a one page cut and dried short and sweet paper stating I cannot post signs and cannot advertise myself, it ends Oct 31, I’m going to sit this month out if no showings I’m firing them as I’m pretty sure the contract is worthless. I been thru a similar situation before my main concern was if they had any right to my Title and you answered my question, Thank You So much!

  • Michelle Kellam

    June 13, 2016

    I have a question. I live in Pennsylvania. My husband bought a mobile home off of a realtor 2 years ago for $2,500. He was given a Bill of Sale but never a title. He has called him numerous times but he keeps getting told that the guy can’t find the title. A different company recently bought the trailer park and they want proof of ownership. We asked her if a Bill of Sale will work but she said she isn’t sure. Is a Bill of Sale proof of ownership or should we contact the dmv? Honestly, we have no idea who holds the title, we just know it isn’t my husband, but we are the ones paying the monthly lot rent on it. Thank you!

    • John Fedro

      June 15, 2016

      Hi Michelle,

      Thank you for reaching out and for your questions. Additionally, thank you for being detailed and specific in your questions. I regret to hear that you were taken advantage of by this realtor two years ago. Without a title the realtor did not help convey any transfer of ownership. The home is still in the person’s name it was at the time the seller was representing the home. With that said it does not sound like anyone has come by in the last two years demanding you leave their home or threatening to evict you. In Pennsylvania you want to see the tag title office to convey ownership. Try calling this number and explaining your situation. Let the clerk who answered the phone know you are trying to locate the owners so you may track down the title and finally finish closing this home. If the clerk will not give you this information or point you in any direction of the current owner or their whereabouts then there are still options to consider moving forward. The park for some reason is now cleaning up their records and making sure they have all titles on file in the office and making sure the titles are controlled by the correct owners living in the homes. While the park could eventually evict you in the home because the title is not present or in your name, this is not likely anytime soon and it will be important to be honest so the park is hopefully sympathetic to your situation. The park is helpful they can file for an “abandoned title”. This will require the park to file a form and pay a fee to have a new title created in the name of the park. The park and then sell/transfer the title to you. While you are on the phone with the state make sure to ask for any other options that will legally allow you to show proof you have been living in the home so that a title may be created in your name. I mention this last sentence to you just to make sure we are not missing out on any other options that I do not know about for some reason. Please follow back up with us and let us know how you are moving forward. I hope this helps and starts to point you in the right direction. The park manager and park owner they also be useful tools to help straighten out the situation. Again, hopefully they are sympathetic to your situation and not bullies simply demanding and demanding. Keep us posted.

      Talk soon,
      John

  • Nicole

    June 14, 2016

    Hi John im hoping you can help me out. I purchased a mobile home 3 yre ago. In the following weeks the title was stolen so now im faced with the problem of trying to obtain a new one. I had not yet titled it in my name. On the date of purchase i wrote out a bill of sale due to the fact the seller would be remaining in the home for 1 week and then i would be taking posession. It is not a notorized document but has all information off the title including cash purchase price and signatures from both of us. Will this be enough to file for a title? Location is knoxville Tn

    • John Fedro

      June 15, 2016

      Hi Nicole,

      Thank you for reaching out with regards to your questions. I very much regret to hear that the title was stolen right after closing. I’m assuming that in the last three years no one has knocked on your door demanding possession of their home or trying to evict you. Assuming that this is true then the title may still be in the seller’s (a.k.a. still the current owner’s) name. Moving forward a bill of sale will not be enough for you to place your name on the title and receive a clean/new title. There are three ways I see to move forward. 1.) You may choose to do nothing and try to “sell” possession of the mobile home to a new buyer. There are definitely people out there that will move in and take the keys to a mobile home without an official title. They will not be the owners of record however if the park manager vouches that you are the owner and have lived in the home there are definitely some buyers out there for the right price. Additionally, when you have a new buyer move in this park manager may want proof that the title has transferred in this new resident is the official owner… This clearly was not enforced when you moved in so perhaps new management took over since then or perhaps the park still will not check to see if a title and ownership has been transferred. I hope this cart makes sense. If you have any specific questions let me know. 2.) You can work with the local mobile home park for them to place a lien on the property or file for an abandoned title. The park will legally have to take possession of the mobile home and will see the title in their name. If you can work with the park and perhaps pay this transfer fee you will be able to have the park transfer the title from their name over to your name.3.) If possible you need to track down the seller and possible still owner of the mobile home. The owner will need to go down to the DMV to obtain a duplicate title and pay a small fee. If the taxes have not been paid for the past few years these will also have to be paid. Once there is a new title in hand the owner can then choose to sign the title to then take back to the DMV and transfer it to your name. I hope so helps them make sense. If you have any follow-up questions or concerns please never hesitate to reach out any. Always here to help.

      Talk soon,
      John

  • Marci

    June 26, 2016

    Trying to get information on Minnesota laws on mobile homes. My friend purchased a mobile home but seller didn’t have a clear title. (Owner is illegal immigrant from Mexico) this mobile home has been sold by seller numerous times prior to my friend buying home. An oral agreement with old manager was oral agreement that until title was clear lot rent was free. Now that manager is gone and my friend is facing eviction for non payment of lot rent for a year. What can she do? is it illegal for seller to do this numerous times without punishment legally? Seller isn’t owner of mobile home.
    Please help!

    • John Fedro

      June 27, 2016

      Hi Marci,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed question and comment as this helps me answer your question for sure. I regret to hear that your friend is in the situation in being threatened and evicted by the mobile home community. I’m certainly no real estate attorney however based on my experience over the last 14 years I regret to say that the mobile home park is holding most of the cards here. Your friend has absolutely been wrong because no title was ever provided and a verbal agreement was agreed to giving free/comp lot rent until clear title was provided. Normally a park is able to get clear title in three months or less so I’m not sure why this process would’ve taken a year or more. With that said the eviction is illegal and because your friend is not the owner (who even knows where the real owner is) there is little recourse your friend has besides trying to work out an agreement with the Park to start paying lot rent moving forward. I’m sorry that I’m not able to give you better advice or more happier news. If I forgot to answer any questions or you have any follow-up questions never hesitate to reach back out anytime. Always here to help. Keep in touch.

      Talk soon,
      John

  • Belinda Gibson

    June 30, 2016

    I have a hard question well hard for me to find info on anyway, i bought a mobile home from an individual 8 yrs ago and was given a bill of sale we both signed, in front of a notary public, didn’t have title he said it was salvage title, i never applied for the title, i have lost the bill of sale and can’t remember the mans name, i am being asked to have a decal placed on trailer yet i can’t do that w/o a bill of sale which i do not have, what to do??? was wondering since its been over 8 yrs can i take a friend with me to sign a bill of sale as if they are signing it over to me then take that to get the decal with? i am so in a bind any info would be greatly appreciated I am in Alabama, ty so much

    • John Fedro

      July 1, 2016

      Hi Belinda,

      Thank you for reaching out and connecting. I hope I am able to point you in the right direction moving forward. From my experience it will be difficult for you to receive clear title with only a bill of sale. With that said I certainly have been wrong in the past and hope I am in this situation as well. I would like you to explain your situation directly to the state and have them tell you the procedure moving forward to get the home into your control. Please contact your local DMV or call 334-242-9006 or 251-574-1923. Explain your situation to the clerk over the phone and you may have to provide the physical address or serial number of your mobile home if you have it. You may be able to find the serial number of the mobile home on the “data plate” located somewhere inside your mobile home. You may be able to find this “data plate”, which is a piece of paper or metal sheet with all the pertinent information of your mobile home. This can often be found in the master bedroom closet, kitchen pantry, or near the hot water heater or electrical panel. If you are able to locate this than you may find the information pertaining to your mobile home so that the state can identify which property is yours. From this point they can tell who is the owner and what steps are needed to move forward. I hope this helps and makes a bit of sense. If you have any follow-up questions or concerns or confusions never hesitate to write back. Always here to help.

      Talk soon,
      John

  • Renee

    July 6, 2016

    Hi John –

    In the summer of 2015, I bought (paid in full) a single wide mobile home in Michigan and I had the title listed in my name as well as my daughters name. I want to remove my name from the title, and am just giving my daughter the mobile home. Please advise on what I need to do this.

    Thank you.

    • John Fedro

      July 7, 2016

      Hi Renee,

      Thanks for commenting and reaching out with regards to your question. You are state may have listed you both on the title as “mother and daughter” as owners OR “mother or daughter” as owners. If there is an “or” between your names and only one of you will need to sign moving forward. This will allow your daughter to sell the home in the future without your signature as the title currently sets. However, if you would still like to remove your name then I would absolutely encourage you to contact the state directly with your title number or VIN number handy. Based on your property and its location there may be one of a few ways for you to move forward to successfully remove your name from the title. There will be a nominal cost involved however this will not be much at all. It looks like you may be writing from Michigan. If this is correct and you will want to call your state office at 888-767-6424. These folks should be helpful in letting you know which form is needed and where you can mail it or deliver it in person for your daughter to receive her new title without your name listed as owner. I hope this helps and starts to point you in the right direction. If you have any follow-up questions or concerns never hesitate to reach out anytime.

      Talk soon,
      John

  • Lisa

    July 11, 2016

    John,

    I am a licensed Real Estate agent that listed a mobile home set on a foundation in GA and we have it under contract. The title company asked for the title which no one has. The DMV has searched using all the serial numbers and the clerks office has as well. It seems a title never existed and now we are running into the title insurance company not wanting to issue a policy for the lender and buyer. We have the original purchase contract and closing docs but it was financed like a home and no bill of sale was issued. The current mortgage company doesn’t have the title either. Our guess is it may have been surrendered at the time of purchase but there is nothing to indicate that. We are at a loss for how to proceed. Have you ever had this experience? Any guidance is much appreciated. Thank you

    • John Fedro

      July 13, 2016

      Hi Lisa,

      Thank you for reaching out. Additionally, thank you for your detailed message and specific questions. I regret to hear that these title issues are virtually stopping the title insurance process for the property. I have dealt with this three times with regards to mobile homes attached to private land while selling to buyers arranging conventional financing. Two of the times there was no way forward that was figured out. The mobile home titles were definitely relinquished when the home and land were joined/married together. The mobile homes VIN and serial information was now listed on the legal description of the properties. This still did not affect the banks as they did not care and would not land on this home. For these two properties I ended up selling via seller held financing. I’m still happily collecting payments on these homes. The third time I was able to have a new title created. Depending on your state there may be a way to legally reissue a new title for a mobile home that is considered personal property. With that said it sounds like you have talked to your local DMV and property appraiser. As a last resort you may want to contact a mobile home specific attorney in your state. You may want to reach out to a large/corporately owned mobile home community that made turn you on to the attorney they use on a regular basis. I have never sought out an attorney this way however mobile home specific attorneys do exist and could be your last line in order to acquire a title for this property. I hope this helps and starts to point you in a direction that may lead to success. As always, if you have any follow-up questions or concerns please never hesitate to reach out any time. Additionally, please keep in touch moving forward with regards to your results. All the best.

      Talk soon,
      John

  • JE

    July 21, 2016

    I live in North Carolina. My mom has a 1971 mobile home with lost title. She received home from her sister (who is now deceased) many, many years ago. There is a Bill of Sale, and therefore I am assuming there was no title. My mom does not remember a title. I need to get this home transferred to me as the mobile home is on my property and my mom is in her 90s and need to get out of her name. I cannot find a VIN. Can I prepare a “Bill of Sale” and will this be sufficient to transfer to me? She does not live in the mobile home.
    Any information will certainly be helpful. Thank you

    • John Fedro

      July 26, 2016

      Hi JE,

      Thanks for commenting and reaching out with regards to your questions. I’ll certainly be happy to help with regards to what I can. This situation has happened a number of times before and there is very likely a procedure to move forward. With that said you do need to give the state some information in order to pull up the records of the mobile home. The state should be able to use your mother’s sister’s name. She is most likely still the owner and still the one on title. With that said if the taxes have not been paid then these are likely very past due. While the mobile home is on your land it sounds like it is personal property if a title still exists. If the state is unable to find the home information via your aunt’s name then you can sometimes find the mobile home serial number or VIN on the “data plate” located inside the mobile home in the master bedroom closet or near the hot water heater or washer and dryer area. I assume you would’ve looked for this already or perhaps it has been removed over the years. Another area for the serial number or VIN can be coldpressed into the front tongue area of the home. This is the metal beams that support the entire length of the mobile home. You will likely have to remove the skirting in order to possibly find this information. It is usually towards the very front of the home. Contact the local Department of Motor Vehicles and let them know your exact situation. With the proper forms and death certificates a new title can very likely be issued. Do not give up on this and keep reaching out to the management at the local and state Department of Motor Vehicles. This is certainly happen to others and there is an answer. With that said I want you to hear it directly from the people in charge so you get the correct answer based on your home and possible back taxes or fees owed. When you find a resolution please write back and let us know how everything went. Additionally, if you have any follow-up questions or concerns never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • B

    July 25, 2016

    My mother bought a mobile home here in texas. But he hasn’t gave her the title or bill of sale. They did get notarized in 2014 at a bail bonds,is that even possible? I checked into it,but it’s still in his name. they send tax liens, he owes tax money. what does she have to do?Is it her home? Can you please let me know what I can do to help her.

    • John Fedro

      July 26, 2016

      Evening B,

      Thank you for reaching out and connecting. I regret to hear about you and your mother’s situation. Click the link to the website below and fill in the title number, serial number, or VIN into the website and click “submit”. You definitely need to find out what is going on and take care of this sooner rather than later. If he has not given your mother a bill of sale or had her fill out an SOL application and the ownership is likely still in someone else’s name. It sounds like the bail bondsman may have only notarized some type of agreement. If you are making payments to this person then perhaps they are waiting till they are paid in full in order to provide you with the ownership. This is technically not how things should be done… Your mother should have received ownership and this gentleman could be an “lienholder” on the SOL. Keep in mind Texas typically does not use titles any longer, they use SOL’s which stand for statements of ownership and location. It is basically the same thing as a title however it is electronically kept online so it does not matter if it is lost or misplaced, as another one can be printed and mailed to you easily. Try to get an honest answer from the person that sold it to you if possible. You can absolutely call the state at the number located on the website through the link below. They have always been very helpful whenever I’ve called them to ask questions. I hope this helps and starts to point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      http://mhweb.tdhca.state.tx.us/mhweb/title_view.jsp

      Talk soon,
      John

  • Justin

    July 25, 2016

    I have been offered a trailer in a trailer park from the park owner! It doesnt have title ,im here in poquoson va! Im suspicious anout this deal,bc of no title,i plan to go to dmv in morning,and also try to find a vin# on trailer,does this sound like a risky buy?

    • John Fedro

      July 26, 2016

      Hi Justin,

      Thank you for reaching out and connecting. Congratulations on the offer of the free home! While this one may or may not be a wise one to move forward with (time will tell) it is good that you are well known and at least being offered these homes in the first place. I think you are doing the correct thing by contacting the state directly and providing them the serial number or VIN to the home. The state will absolutely be able to tell you any back taxes owed and current liens still on the home. They may or may not be able to tell you the address or owners information because you are not the owner however at least it will be something for sure. The state clerk will certainly be able to give you instructions and directions moving forward. This is absolutely happened other people and there is a procedure moving forward for sure. Because the mobile home is abandoned in the park the park owner/park manager should absolutely be able to file for an abandoned title and put ownership into their name. Perhaps there is something else going on with regards to the home and rehabs needing to be fixed. In addition to the title there are many other things to watch out for moving forward. If you have any questions or concerns never hesitate to reach out any time. I hope the above thoughts and advice have been somewhat helpful to you. Good job being proactive in seeking out this answer. Keep in touch.

      Talk soon,
      John

  • Lucy

    July 29, 2016

    I will try to make this as uncomplicated as I can, which is nearly impossible.
    My husband and I paid off our loan from the company which we had financed it from. That finance company sent us a lien release along with original documents from the loan. The problem is that they purchased our loan from another company in 2008 and apparently never bothered to change the lien holder information on the title. We went to the DMV in Illinois to get a duplicate title and have been told that the documents we have are not enough to remove the lien. They want a letter from the original lien holder releasing the rights to the second company. The problem is that the original company no longer exist. We have sent signed letters from the new company (on their letterhead) showing that they had the rights to the lien but we are being told by the DMV that if we don’t produce documents from the first company that no longer exists that we will have to get a court order to have the DMV give us our title. We are no longer living in the mobile home but we are still paying the lot rental. We have a buyer that wants to move it out of the park, but we can’t do anything without the title. Plus we have to pay 3 months rent in order to break our lease. Every month that our home sits there we are paying rent, and we will pay for 3 months after that. Any helpful advice would be appreciated.Thanks!

    • John Fedro

      August 2, 2016

      Hi Lucy,

      Thank you for reaching out and connecting. Additionally, thank you for the detailed message outlining your questions. This is absolutely a question that comes up from time to time. It upsets me that many of these lending institutions go out of business and leave people on the hook in exactly your situation years down the road. It sounds as if you have exhausted talking to all of the management at the local DMV. I would encourage you to call the state Department of Motor Vehicles to talk with the main person in charge and provide them the paperwork you can to see if there is any way to move forward without going to court. I also encourage you to contact a local real estate attorney that has manufactured home experience. Bring all your questions and try to get them answered as quickly as possible with regards to talking with they a real estate attorney to obtain a new free and clear title. In all the times I have received this email I have come to find out that working directly with the Department of Motor Vehicles in your state and talking with somebody in charge will typically get to the resolution and outcome that you want. Most of the people at the DMV only follow protocol as they know it. However when you talk to the person in charge they can make custom decisions based on their experience and logical sense of the company being out of business. I hope this all helps and points you in the right direction. You will absolutely have a bit more hardship prior to figuring all this out however you are not the first person this is happened to and you will definitely not be the last. Take action now as it may take another few weeks to get this all resolved, especially if you have to go to court. Lastly, perhaps you can provide a three month notice now while you work on the title issue so that you do not have to pay these three months later. This is just a thought. Moving forward if you have any follow-up questions or concerns please never hesitate to reach out any time. Additionally, please keep us all posted here with regards to what happens and your outcome. All the best.

      Talk soon,
      John

  • Christine

    August 3, 2016

    John
    I have a question re: a park model home that we recently purchased in a campground at the New Jersey shore. We had no idea re: titles etc…We basically handed over a check to the owner who only owed it a short time, renovated it, with the intention to sell it. When we questioned a title or bill of sale after the purchase, she stated “she never received one from the previous owner” which I believe may be deceased. She did give me a piece of paper she signed with the previous owners basically “relinquishing” ownership over to her. No other info on the paper other than their signatures and not notarized. Can you tell me what needs to be obtained at this point and how I can get the information on this park model that I need? Thanks

    • John Fedro

      August 7, 2016

      Hi Christine,

      Thank you for reaching out and connecting with regards to your questions. I very much regret to hear about your situation. Besides not having a title or clear ownership, congratulations on having the courage to take action and create value with this mobile home. Like you mentioned, the next steps now are to find out more information of the mobile home, find out your options moving forward, and move forward with the path of least resistance. You will need to obtain the serial number or vehicle identification number of the mobile home you have been working on and that is in your possession. If you do not have this on the current bill of sale, you will want to find it on the mobile homes “data plate”. This data plate can be paper or metal and is often times found in the master bedroom closet, hot water tank area, washer and dryer area, or electrical panel area. If this has been removed or covered up over time then you may have luck talking to the state to find out if they can pull up the home information by the physical address of the property. If not then the serial number may be found coldpressed into the frame of the mobile home near the front tongue area. Once you have this information you will want to contact the Department of Motor Vehicles in New Jersey to see if they can tell you if taxes are current or if there are any outstanding liens on the mobile home. They may also be able to tell you the homeowners information so you can track them down if possible. You will also want to explain what has happened to the clerk over the phone at the Department of Motor Vehicles. They will likely point you in the right direction moving forward. This is definitely not the first time this is happened and it will certainly not be the last. It does not sound like there is anyone fighting you for this home and there is definitely a procedure, fees, and paperwork that is required to get the ownership in your name. I hope this all helps and make sense. If you have any follow-up questions or concerns never hesitate to reach out any time.

      Talk soon,
      John

  • Mary

    August 9, 2016

    John I have a question we currently purchased a mobile home and are ready to move it, but we have an issue with the title. the folks that we just bought it from, purchased it a while back and never looked at the title for errors, they purchased the home through a company and so the title has the signature of the owner who was selling the home, but is missing the signature of company that sold it for him to the folks we just bought it from, and we are having a hard time finding a way out because the company no longer exists. The county will not let us move it if the issue is not solve.

    • John Fedro

      August 10, 2016

      Hi Mary,

      They you very much for connecting and reaching out with regards to your questions. Additionally, thank you for your detailed comment as this will make it easier for me to answer your question. I very much regret to hear about the situation you are going through. From what I can tell you are trying to put the title into your own names and are having trouble because although the sellers information and signature is present the title is not signed by the company that helps sell the home. This is absolutely not the first time this is happened and sadly it will definitely not be the last. I see a few ways you have to move forward. 1.) Contact your states manufactured home division and asked them for specific instructions with this exact situation. Mentioned that you are a private buyer purchasing from a private seller, and provide the serial number or VIN information to the clerk over the phone. Explain your situation and ask for help. The state will provide the quickest legal way forward with the path of least resistance. 2.) Have the sellers forged the signature of the company. This is obviously illegal however if the company is out of business it may get the deal closed. I do not encourage that you use this method however I did list it because it is an option that you have. 3.) Contact a local real estate attorney for help in this matter. Look for an attorney with one hour free consultation and have your questions ready when you call or show up for your free hour. 4.) Demand that because there is not clear title you receive your money back from the seller. I hope this all helps a bit and make sense. If I am missing something please don’t ever hesitate to comment back or let me know. Additionally, if you ever have any follow-up questions or concerns please never hesitate to reach out any time. There is a way out of this situation however you may have to do some digging prior to finding out the answer. I hope this all helps and make sense. Keep in touch. Have a great rest of the week.

      Talk soon,
      John

  • marilyn

    August 16, 2016

    I filed bankruptcy on a double wide, it was finalized in april 2016. I have had an abstract co wanting me to force a title since I don’t have a cop of it. I don’t own the place anymore the bank does. I just got served with papers for a lawsuit that the new bank owners are filing on me–not the bank they bought it from. what do I do as I haven’t owned this home for 4 months.

    • John Fedro

      August 25, 2016

      Hi Marilyn,

      Thank you so much for emailing me with regards to your questions and concerns. I very much regret to hear that you are going through these headaches. In this country anybody can soon for almost anything they choose to, whether a valid concern or completely irrational. While this does not mean they will win in court, it does cause you anxiety and potential monies if you hire an attorney to help you. I would encourage you to contact a local real estate attorney that offers one hour of free consultation. Make sure to have all your questions ready and get them answered in this one hour with the lawyer. If you do not own this home any longer then there is a chance that there was a mistake and that the lawsuit is very inaccurate. If you bring this to the attorneys attention this make clear everything up quickly. With that said I do not think this is the case as ideally the attorneys should have done their research prior to filing the lawsuit. It is for this reason that I encourage you to talk with a local real estate attorney as to your options moving forward. Even if the attorney simply writes a strong worded letter to the plaintiff’s attorneys alerting them to the error, this would speak much higher and with much more weight than if you tried to call the plaintiffs attorney alone. I hope this helps and makes sense. Moving forward if you have any additional questions or concerns please never hesitate to reach out any time. All the best and please follow up with regards to how this matter ends up. We all would certainly like to know.

      Talk soon,
      John

  • Angela Laskodi

    August 17, 2016

    Hello,
    I have a mobile home space rent question. My parents passed away and left behind a mobile home title with a listed lien which I am working with the bank to resolve. That is not the issue. My brother who lived with my mom is disabled and still in the mobile home, however, has no way to pay space rent. We are selling the mobile home and giving him the proceeds. My question is this: Since we are establishing a new title under another family member name, is my brother who is living in the mobile home currently responsible to pay space rent since he is not on the lease (however he is moving out next month). I’m concerned that if we sell, then the corporation will want their share of back rent.

    • John Fedro

      August 25, 2016

      Hi Angela,

      Thank you for reaching out and connecting with regards to your questions. I regret to hear about your parents passing. In some mobile home parks you will be able to talk directly with the owner and they will have empathy for your situation and not wish to charge you lot rent while your brother is in the home and you are attempting to resell the property. With that said this is almost never the case, and the mobile home park you are in will most likely want the backspace rent owed. While the mobile home park may not be able to evict your brother, as they do not have any documentation on him. They can certainly restrict you from selling the home or moving the home until the back lot rent is brought current. You may be able to negotiate this down if the amount is substantial however the park has most of the leverage with regards to making sure you pay or they will make it tough for you to resell the property. I hope this helps and makes sense. If you have any additional questions or concerns or thoughts never hesitate to reach out any time.

      Talk soon,
      John

  • Betty Foust

    August 20, 2016

    Hello John,
    I am attempting to help a friend who resides in South Carolina and can not afford an attorney to assist with this matter. While doing some research to assist her I came across some excellent information on your site. Perhaps you can offer some insight as to how she should proceed in addressing her problem. In 2011 she entered into a Rent to Own lease with A & B Mobile Home Park/Joe Edge. As per the lease she has held up her responsibility to pay the property and garbage fees monthly. In 2015 she made her final payment for the mobile home and was issued a bill of sale by the property manager advising her that the title will be issued soon thereafter. It has been over a year and she has not received the title as of yet. She contacted the property manager repeatedly advising her that she would like to move the mobile home from the park and needed the title to do so. The property manager refuses to provide any contact information for the seller advising her that she can move the mobile home with the bill of sale. Recently she attempted to change the name on the title and was told by DMV that there is a lien on the mobile home, however she can not obtain any information regarding the lien because the title is not in her name. Upon visiting the court house she received a copy of the original deed, which list someone else as the owner of the property. Further inquiries revealed that the taxes are up to date. Presently she is forced to remain on the park grounds and continue to pay the monthly property and garbage fees in spite of the garbage company recently removing their garbage cans stating that they haven’t been paid in a year. Would it be wise for her to put the monthly fees in escrow and allow A & B Mobile Home Park to take her to court for lack of payment in hopes of addressing and obtaining satisfactory answers to her concerns?

    • John Fedro

      August 25, 2016

      Hi Betty,

      Thank you so much for reaching out and connecting with regards to your questions. Additionally, thank you very much for the kind words regarding my website. I regret to hear about your friend situation concerning her mobile home in South Carolina. It absolutely sounds as if the property management company is purposely trying to not answer your questions and hope they will simply go away. You mentioned that there is a lien on this property and this obviously was not disclosed to you. As I was reading your comment I began to feel sick as it sounds like your friend is clearly being taken advantage of, not being respected, and continually put on the back burner with regards to getting these issues addressed. She has lived up to her side of the agreement now it is time for the park to provide clear title of ownership.

      I absolutely agree that going to court and having an attorney involved is the next step forward. With that said I do not encourage you to allow the park to bring you to court for nonpayment, even if you are making these payments in escrow. Although this will bring the situation of the missing title to light, you would have to move forward with a separate court case to sue for some type of “nonperformance”. With that said I am certainly not an attorney of any kind. I would encourage your friend to consult a local real estate attorney that offers one free hour of consultation. Make sure she gets all of her questions organized so she can have them answered in this free hour. Perhaps a strongly worded letter on an attorney’s letterhead may be enough to get a fire under this parks butt with regards to helping your friend out. I hope this helps and at least arts to point you in the right direction. You are doing the right thing by trying to obtain the title before the home is moved or sold to a new person. Keep me posted with regards to what you find out in any other questions you have moving forward.

      Talk soon,
      John

  • jackie nitowski

    August 28, 2016

    Hi John..I hope you can answer this for us..we are pulling our hair out. My mother in law passed last day of Feb 2016..she left her mobile home in Englewood FL to my husband and his two sisters by quit claim but it appears the State of FL Charlotte Cty never filed it although we have a copy of it. Her husband (their stepdad) had the mobile home in his name and paid cash..he passed in 2002 and left everything to her including this mobile home which they shared for 20 plus years…we have his and her death certificates, we have his and her will stating the above, we have the quit claim he did to give her ownership of the mobile home and we have her quit claim she did in Charlotte Cty to gives ownership to her three kids..we have the title to the mobile home but the title is not “clear” we are told because there is no record with Charlotte Cty. We have the mobile home for sale and had one great offer but lost it because no bank will give a loan w/o a clear title..we now have another offer this morning but it is about 4,000 less because of the nonclear title..they are offering cash. We’d like to get this cleared up and we have a definite paper trail but are not sure where to start..we are in CT so we don’t know who to call in Fl?? to start with..can you help us?? thanks so much, Jackie nitowski and family

    • John Fedro

      August 29, 2016

      Hi Jackie,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed comment as this helps me answer your questions. Please see my thoughts below in bold.

      I hope you can answer this for us..we are pulling our hair out. My mother in law passed last day of Feb 2016.. I very much regret to hear this. She left her mobile home in Englewood FL to my husband and his two sisters by quit claim but it appears the State of FL Charlotte Cty never filed it although we have a copy of it. If you can find the signed and notarized original this can still be recorded even though she has passed. I am assuming that because there is a quitclaim deed this is a manufactured home attached to a small piece of land (as mobile homes and parks would not use a quitclaim deed). Her husband (their stepdad) had the mobile home in his name and paid cash..he passed in 2002 and left everything to her including this mobile home which they shared for 20 plus years…we have his and her death certificates, we have his and her will stating the above, we have the quit claim he did to give her ownership of the mobile home and we have her quit claim she did in Charlotte Cty to gives ownership to her three kids..we have the title to the mobile home but the title is not “clear” we are told because there is no record with Charlotte Cty. Understood. Have you contacted a real estate attorney yet? If not I encourage you to contact a local real estate attorney that offers one free hour consultation to get your questions answered during this free hour. We have the mobile home for sale and had one great offer but lost it because no bank will give a loan w/o a clear title.. Understood. We now have another offer this morning but it is about 4,000 less because of the nonclear title..they are offering cash. We’d like to get this cleared up and we have a definite paper trail but are not sure where to start. I’m assuming that the taxes have been paid in our current up to this point. If they are not this will absolutely have to be addressed. Is the lien on the mobile home valid? Is this from a company still in existence? If this was paid off and not removed from the title this can be cleared up with a few phone calls to the company. Let me know the answers to these questions as they are certainly important with regards to getting the lien removed from the title. We are in CT so we don’t know who to call in Fl?? In Florida you will want to call your counties property appraiser and tax assessor to find out more information with regards to taxes and homeownership. You can absolutely explain your situation and the folks on the other end of the phone should point you in the right direction moving forward. .can you help us?? Let me know the answers and thoughts to the questions above and we can certainly go from there. It is good that you are in an area where you the home is in demand and it sounds like there are eager buyers willing to purchase it as soon as the title issues get cleared up.

      Talk soon,
      John

  • Ervin Wright

    September 2, 2016

    My son bought a mobile home in Texas about 11 years ago. He paid cash and was
    given a correct Texas title. What my son did not know was that Texas passed the
    law in 2003 that mobile homes are real estate & taxed accordingly. When he went
    to the Texas DMV with his title, they told him approximately $1,500. tax was owed. The seller had already set up the trailer in a park of my son’s choice &
    promptly went out of business, so my son lived in it, but never registered it in
    his name. He now wants to sell it. There may be 11 years more taxes owed now, but the title is not in his name. Does that make the person on the title liable for all the axes? Is he better off to just walk away & leave it? What is the best way to handle this?

    • John Fedro

      September 2, 2016

      Hi Erwin,

      Thank you very much for commenting and reaching out. I very much regret to hear about your son situation at the moment. Please see my thoughts below in bold.

      Does that make the person on the title liable for all the axes? Yes and no. The taxes must be paid before the ownership is placed into the new person’s name. While the owner on record is the one responsible for these taxes, he or she could absolutely fight this by providing evidence that the home was sold and they did not live in the mobile home all of this time. At this point the state would have little direction to go until some sort of petition or legal matter was brought to try to get these taxes reduced or eliminated. In short, it will be an uphill battle to get these back taxes discounted or removed. Is he better off to just walk away & leave it? If the $1500 is the amount that is owed total for the 11 years then this is very low compared to what it could be. If this is the case then perhaps selling the mobile home for more than $1500 will allow you to pay off this debt and keep a little money for yourselves. With that said I would not suggest walking away from the home either. Who is asking that there be a title present? Clearly wherever the home is sitting no one has ever asked about title or making sure the taxes have been paid. If this is the case then with “full disclosure that there is no title present and taxes are not being paid” you can sell what little interest you have in the home (as you are not the true owners) to a new buyer. This new buyer will most likely have to keep the home where it is and understand that they will not have a title or current taxes. With this said the state will not want you doing this however it is a possibility, this is the reason I bring it up. You will be passing the problem to someone else down the line however is long as they understand what they are buying this is an option that you may have. What is the best way to handle this? Contacting the state to see if there is a payment arrangement that can be worked out may be a wise idea. Someone will eventually get this figured out whether you walk away from the property or not. I’m not sure the current condition of the home however if it is valuable someone will do something with it to likely create a profit down the road. I hope this helps and make sense. If you have any additional follow-up questions or concerns please never hesitate to reach out any time. Always here to help if I can. Keep in touch.

      Talk soon,
      John

  • Belinda

    September 2, 2016

    Hello,
    I had bought a mobile home in 2012 and the owner had gave me a bill of sale and said that this was all i needed so i was like okay being that i never purchased a home or mobile before and it was an old trailer so i never looked into it now i am trying to sell it and people are asking for the title and on the bill of sale it just has the color and size of the mobile home and i tried to get in contact with them and he passed away 1 year ago and i asked the lady who worked for him if there was anything she said there was nothing she could find on the trailer so what can i do so i can get the title so i can sell it

    • John Fedro

      September 3, 2016

      Hi Belinda,

      Thank you for commenting and reaching out with regards to your questions. I very much regret to hear about your situation. You may be able to call your local states manufactured housing titling division (DMV, DOT, manufacturing titling agency, they vary per state) to possibly find out more information on the home based on its current address. If this is not possible then you will need to find the serial number or VIN of the mobile home so that the state can tell you who the owners name is and where you can find this owner or what to do to get the home registered into your name. The VIN or serial number may be found on the “data plate” somewhere in the mobile home. This is a piece of paper or small piece of metal that is typically screwed to the wall in the master bedroom closets, near the hot water heater, near the washer and dryer, near the electrical box. If you are unable to find this or perhaps it was painted over or removed, there may be information on the very front of the mobile home near the mobile homes tongue. You may have to take off the front piece of skirting to find the small metal plate, however you may have luck there. Once this is found you can call the state to ask them what is the easiest way to move forward and get this ownership into your name. Additionally, if the taxes have not been paid in a number of years there will likely be an amount owed before the title can be transferred into your possession. If you are unable to find this serial number or VIN then you may not be able to get more information on the mobile home until you find this information. A local real estate attorney may be able to help you however without identification of the mobile home it will certainly be difficult, unless the state can create a new serial number and VIN for you. Like I mentioned in the video above, you could sell the home with only a bill of sale. This really would not be selling the home however it would allow someone to move in and take possession. If you do sell the home without a title You should absolutely be transparent and let whoever you know purchases the home that a title will be nearly impossible to a get in the future. I hope this makes sense and starts to point you in the right direction. If you have any follow-up questions or concerns never hesitate to reach out any time.

      Talk soon,
      John

  • PAUL

    September 3, 2016

    THE OWNER OF A STORAGE UNIT FACILITY HAS A OLDER GUTTED SINGLE WIDE MOBILE HOME THAT WAS ABANDONED THERE SOME MANY YEARS AGO THAT THEY WISH TO GET OFF THEIR PROPERTY. IT HAS A SUBSTANTIAL FRAME UNDER IT AND WAS OFFERED TO ME AFTER TALKING TO THE OWNER ABOUT MY WISHING TO MAKE A UTILITY TRAILER. THEY OF COARSE HAVE NO TITLE NOR HAVE ANY WAY OF LOCATING THE OWNER BUT SAID THEY WOULD BE GLAD TO PROVIDE STATEMENT THAT IT WAS ABANDONED ON THEIR PROPERTY OR WHATEVER. WHAT CAN BE DONE IN WASHINGTON STATE TO HELP BOTH THEM AND MYSELF IN SUCH A SITUATION…SINCE IT WAS ABANDONED ON THEIR COMMERCIAL PROPERTY CAN THEY JUST FILE FOR A LOST TITLE OR…

    • John Fedro

      September 9, 2016

      Hi Paul,

      Thank you for reaching out and connecting. In the state of Washington you will want to call 360.902.3770 to ask these specific questions to. Make sure you have the mobile home serial number or VIN to reference to the state clerk. Explain your situation and these folks should be able to point you in the quickest direction moving forward to solve your problem. There is absolutely a solution and these folks will have the best one for you. I hope this helps and points you in the right direction. If you have any additional follow-up questions or concerns never hesitate to reach out any time.

      Talk soon,
      John

  • Patricia

    September 9, 2016

    Hi, about 11 years ago my husbands grandmother bought us a trailer My husbands grandmother wrote a check to the previous owners, My husband and the previous owners signed a bill of sale and had it notarized. The previous owners were supposed to mail the title to my husbands grandmother, but they never did. She then Hired a private investigator to track them down, but never had any success in finding them. Now that our family has grown from just the two of us to Five of us we need to invest in a bigger house. How can we sell our trailer? We have gone to the DMV, although we have tax receipts showing we have been paying the taxes for the last 11 years, because we do not have a title or bill of sale they will not help us. Any suggestions.

    • John Fedro

      September 14, 2016

      Hi Patricia,

      Thank you for reaching out and connecting. I very much regret to hear about the situation you are currently going through. That is awful that the previous sellers simply took your family’s money and did not provide you with a clear title. Depending on your state I’m curious if there is any legal course of action you can take with the help of a real estate attorney. I would encourage you to talk to a real estate attorney that may know about manufactured homes and offers one free hour of consultation. Try to get all your questions answered during this one free hour. I mention this because in some states there is a legal proceeding to sue and obtain a new title. If this home is located in a pre-existing mobile home park you may also have the park put a lien on the property to then repossess and take into their own names. They can then sell the home from themselves over to you. You would certainly pay the park the required cost for this however it certainly can be done if the park is willing to play ball. Besides that you can try to “sell” your interest in the mobile home with the help of a “bill of sale”. Like I mentioned in the video above this will not technically transfer any ownership however the new buyers will be able to live in the property without anyone disturbing them moving forward. What state are you located in? This may help me a little bit depending on the state. Moving forward if you have any follow-up questions or concerns never hesitate to reach out any time.

      Talk soon,
      John

  • PJ

    September 11, 2016

    I inherited land (which is now in my name)when my mother died over ten years ago, with an old 1972 mobile home on it. The mobile home is still listed in the name of my mother’s Trust, which was completely dissolved in 2009. I now would like to give this old home away to a friend in the next county to put on their own property…possibly as just a storage unit or hunting cabin, although it has been approved to be lived in due to updated electrical system, etc. and has been noted as “road transferable” even being as old as it is. Do I need to go to the expense of getting a title in my name before it’s moved off my property? Will my friend even need a title on something this old? I kept up the taxes on it all these years and now it’s value is so little that it is no longer taxed at all. Can I just write out a paper showing I am giving him the mobile home?

    • John Fedro

      September 14, 2016

      Hi PJ,

      Thank you for reaching out and connecting. I would be very happy to help give any insights and value that I can. Please see my thoughts below in bold.

      Do I need to go to the expense of getting a title in my name before it’s moved off my property? For the physical act of moving the home and setting it up and connecting utilities you can do all this in many areas without a title. Will my friend even need a title on something this old? This depends on the County/city feels about it. If they are driving around all the time looking for violations they will likely spot this right away if your property is not already zoned to have more than one home on it or an additional shed. Some areas are picky about this and some areas are not. I kept up the taxes on it all these years and now it’s value is so little that it is no longer taxed at all. Very interesting. What state is this located in? Can I just write out a paper showing I am giving him the mobile home? While you can do this, the state may not encourage you to do so as they will be losing out in transfer taxes and doing things exactly “by the book”. I mention this because if you tell them the home is not titled in your name they may cautiously advise you that it is unlawful to “sell” a home without a clear title in one’s own name. I mention all this to you because I would encourage you to call your states local mobile home transferring division, if you let me know your state I can help point you in the right direction if needed. Explain the situation and provide the serial number or VIN for the state clerk to give you more specific information on how to move forward. You can either take their information and use it or simply decide to not use it. With that said do make sure your friends land is zoned correctly for these multiple properties and hookups are established correctly. I hope this all helps and make sense. If you have any follow-up questions or concerns never hesitate to write back any time as well.

      Talk soon,
      John

      • PJ

        September 14, 2016

        Thank you for your reply. I will call DMV in Raleigh to check. Our local small mountain town DMV didn’t know what we should do. I was wrong about the mobile home not being taxed…it’s value is listed as $673 and we had already paid the tax of $4.81 for this year. The person we are giving the home to has already checked with our county and the one he lives in for approval of the moving of the mobile home. His father happens to be in the business of moving them.

  • Annette Jonczyk

    September 13, 2016

    John, here is my situation that I would like to have resolved:
    My neighbors want to give me their mobile home for free. They inherited it from a relative who has since past away and they lived in it for several years. They never had the title. I would move it across the street onto my own privately owened property. I do not intend to ever sell it! I want to do things the proper way and obtain a title. I live in Illinois. What steps do my neighbors and I have to take?
    Thank you!

    • John Fedro

      September 14, 2016

      Hi Annette,

      Thank you for reaching out and connecting. I’m assuming that your neighbors do not have this “married” to the land, and that this is just a second home on their property. The reason I mention this is because if this property is attached to the land legally it may be considered real property instead of personal property. If this is the case the process to re-create the title and transfer the ownership over to you will be different versus a different situation. With that said I would encourage you to talk to your local DMV. Perhaps call your state Department of Motor Vehicles division if possible and have the mobile homes VIN or serial number to provide to the clerk over the phone. Mentioned that you are a private buyer purchasing from a private seller and you want to make sure there are no liens and taxes are current. Additionally you want to go through the steps of how to correctly get a title and move forward legally. The state will be the best people to hear this from based on the specific VIN or serial number information. Let me know if you have any specific questions moving forward or if I did not answer any questions please don’t hesitate ever to comment back.

      Talk soon,
      John

      • Annette Jonczyk

        September 14, 2016

        Thank you John for your swift answer! The information I previously gave you turns out to be incorrect. My neighbors bought the land and it happened to have the mobile home on it. They want it off the property and offered it to me for free . They are not able to obtain a title from the seller. Does this somewhat different scenario change your response?
        Thank you so much!

  • Jeremy herb

    September 14, 2016

    Hello my wife and I are saling our mobile home and the buyer is only in town a few days. We went to get any info needed to transfer over to find out the when we bought New in 2006 the park never switched the title over into her name. Now we finally got title switched but it’s not going to be here in time and we were using that as the down payment on new house that we are under contract right now. Do we have a legal act that can be taken on the park if so what kind?
    Thanks Jeremy

    • John Fedro

      September 20, 2016

      Hi Jeremy,

      Thank you for reaching out and connecting with regards to your question. I very much regret to hear about your situation and the fact that this lazy park did not complete the title transfer years ago when you purchase the home. I hope that over the years the taxes have been paid and are current. With regards to your exact question about legal action to take against the park, the answer is, “it depends”. The reason I mention this is because anybody can soon anybody for almost any reason. The case can be frivolous and it can still certainly go to court. With that said there certainly is merit to the fact that the park has dropped the ball with gross negligence to delay your closing and possibly destroying your current deals with the buyer and purchasing your new home. The reason I mention all of this is because I am not a real estate professional or attorney of any kind. I would absolutely encourage you to reach out to a local real estate attorney in your area that offers one free hour of consultation. You should be able to get all your questions answered in this one free hour and determine if this is something worth pursuing moving forward. In all reality I do not think an attorney would take this case as there is not much money to be made in the process. This is only my educated guess and I certainly have been very wrong before in the past. I hope this helps and at least starts to point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Lee Tussinger

    September 23, 2016

    I work for the Alachua County Tax Collector here in Gainesville FL. We had a customer purchase property at tax deed sale with an abandoned MH on the property. The ex owner is deceased and we have no record in the State of Florida database that this MH has ever been titled or registered. I have personally inspected this MH looking for data plate/VIN and was unsuccessful locating. Looking for suggestions on how new owner can get title for this MH.

    We get this scenario quite a bit in my area and hate not being able to thoroughly assist the customer. Thanks for your help.

    • John Fedro

      September 26, 2016

      Hi Lee,

      Thank you so much for reaching out and connecting with regards to your questions. My deepest respect goes out to you for proactively looking at ways to solve this problem. I agree that the issue is rampant and will likely only continue as people continue to “sell” mobile homes without titles and simply pass the problem to the next buyer who does not understand a mobile home title is required for ownership.

      From my understanding if you are able to find a Vin number or serial number or title number of some kind to identify the property, you will then be able to start the detective work to find out who has ownership in the title and what fees are likely past-due from back taxes?

      If I am correct in assuming that all is we need to do is find the VIN number or some identification information than my first thought would be to look up the mobile home by physical address if possible. This seems like an easy answer and I’m sure you have tried this already so the next possibility is to either talk with the mobile home community itself, in hopes that they have kept records or have a photocopy of a previous title. The last solution I can offer is to remove the front pieces of the mobile home skirting where the mobile home tongue should be. There is sometimes a metal data plate welded to the flat area at the front of the mobile home (the flat area is the area where the tongue should be but not directly on the tongue of the mobile home). My mind also goes to thinking that the park could put a lien on the property and then file for a title that way, however if they do not know the Vin number or any information then by all means they will not likely be able to put a lien on the home.

      I hope this helps and makes some sense. Besides these few suggestions above I have had to pass on a number of homes because of the same titling issue. If you are able to find another solution or workaround please try to comment back or email me personally to let me know. As you mentioned a blanket solution for this problem would absolutely help a lot of people. All the best.

      Talk soon,
      John

      P.S. I had one final thought that if the homes tax decal (Florida only) is present we may be able to work backwards to find the homes information that way.

  • Haleigh Collins

    September 25, 2016

    What if a title is salvaged by an insurance company? The mobile home was bought from them and remodeled. I’m trying to sell it now but the insurance company still has the title.

    • John Fedro

      September 26, 2016

      Hi Haleigh,

      Thank you for reaching out and connecting with regards to your question. This is an interesting situation. What requirements do the insurance company need in order to release your title and send it to you? Is there a current lien on the home keeping the title from coming directly to you? What has the insurance company said specifically must be done before you receive clear title? Once you can let me know this I’d be happy to help point you in any direction moving forward that will help. Keep in touch.

      Talk soon,
      John

  • Kelly

    September 29, 2016

    Hi. We are in escrow to purchase a 1994 mobile home on 5 acres. The closing attorney stated since it is a mobile home he can transfer deed of property but not mobile home. Luckily I started asking questions and after going back and forth with our agent and the seller’s agent and calling the Georgia TAG office I have discovered that the title was never put in the sellers name . The seller is shocked and was not aware and has been paying a mortgage since 2001. In a perfect world he would of purchased title insurance when he bought the property but I have a feeling he didn’t.
    Now what do we do? We are supposed to close in 23 days! The TAG office did say it is showing a lien but from 1994 and she said that is probably taken care of but she can’t see it in her system.
    Thanks!

    • John Fedro

      October 6, 2016

      Hi Kelly,

      Thank you so much for reaching out and connecting with regards to your question. Additionally, thank you so much for the detailed description is the certainly does help me understand your situation and answer the question better. I agree that title insurance may not have been purchased, however this is deftly something to follow-up on and confirm. If you do purchase this property it sounds as if you will own the land, however will not own the home on top of the land. With that said it does not sound like anyone will be coming after you for this property because “they” are the owner. Have personal property taxes been paid on this mobile home in the past few years? At the very minimum I would use this “surprise” to get the purchase price reduced significantly if at all possible. Moving forward you will be doing some due diligence to track down the true owner and obtain a satisfaction of lien from the current lien holder if at all possible. With that said the lienholder may have gone out of business and this may prove to be almost impossible. There are other ways you may obtain title such as possibly placing a lien on the title, as the home will be sitting on your land without paying you. You would then normally be able to take possession/ownership of the home by repossession at this point, since you are the lienholder. However the first lien in place makes this a bit difficult as they will have to be satisfied as well, which again they most likely have already been paid in full.

      In short, you will have an uphill battle obtaining the title for the home, however this should not be impossible. With that said if it does prove impossible you still do have a place to live. I would absolutely try to renegotiate the price if you do decide to move forward as clear title will not be transferred and you technically will not be buying the mobile home. Also, when you go to resell the property it will prove a bit challenging as well if you are not able to obtain clear title by this time. I hope this helps and starts to make sense. I wish I had an easy solution for you to obtain clear title in Georgia however I do not. This is certainly a situation I have heard many times before and will likely continue to hear in the future. If you do move forward make sure you are getting a great deal and that the price is reduced due to the fact you will have to overcome these objections. Lastly, great job being proactive in calling the state to find out more. Moving forward if you come to any new realizations or discoveries please comment back and let us know what happened. Additionally, any future questions or concerns never hesitate to reach out any time. All the best.

      Talk soon,
      John

    • John Fedro

      October 6, 2016

      Hi Kelly,

      I wanted to follow-up by suggesting you call these folks in Georgia. They may be able to provide you with an “bonded title” that may solve your problems. If they are able to help please follow-up back and let me know how everything works out. I have never used this company before however they may be able to point you in the right direction moving forward. http://www.georgiatitlebond.com/

      Talk soon,
      John

  • Dana McCrackin

    September 30, 2016

    Hi,

    I purchased my mobile home back in 2005 from a Repo outlet in Georgia. I didn’t know I had to have a title for it as I’ve never bought a mobile home before. I just have the receipt of purchase. I found out a few years later that I needed the title to be the legal owner and if I ever wanted to sell. I eventually got the title and thought every thing was good. Fast forward to now when I want to sell the home and I find out that the business that is listed on the title never signed the title so I can’t get it into my name until they do. The business is no longer in business and I don’t know what to do. There was a lein on the home before I bought it that was released according to the title. I did contact the bank to see if they could help track down the previous owner or do as the tag and title office suggested and try to obtain some kind of repossession paper from them and that way I could get the title in my name. Tag and title office also said something about getting a bonded title if all else fails. Can you help with this please? I can’t find the previous owner so far myself and if I run into a dead end with the bank, I don’t know what to do. I guess I can’t sell until I get it into my name. Any info or help is greatly appreciated.

    • John Fedro

      October 6, 2016

      Hi Dana,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed message as the certainly helps me answer your question. I very much regret to hear that you’re going through this situation. Let us take this one step at a time for sure. In Georgia you may call the following website to obtain more information about a bonded title in your state. These folks will likely be able to help point you in the right direction moving forward. If these folks are unable to solve your problem that I absolutely have some words and advice that will be helpful if a bonded title cannot be issued on your mobile home. http://www.georgiatitlebond.com/ However they will likely be able to point you in the right direction moving forward in your state. Again, keep me posted moving forward because if this company cannot help you there are certainly some things you can do to move forward to get out of the situation and move on with your life. Have a great rest of the week and keep in touch.

      Talk soon,
      John

  • Darla Gustaitis

    October 3, 2016

    Hi John, My mother-in-law wants to add a relative to the title of her mobile home in Delaware. Is this an easy process? There would be no selling/buying involved.

    • John Fedro

      October 6, 2016

      Hi Darla,

      Thank you so much for reaching out and connecting with regards to your question. If the home is free and clear then this will be an easy process in most circumstances. You will want to contact any local Department of Motor Vehicles and explain your situation. They will be able to provide you with the correct steps moving forward to add someone to your title. Because this is not a sale the cost to do this should be very minimal at most. I hope this helps and points you in the right direction moving forward. Please know that if you have any additional questions or concerns never hesitate to reach out any time. Always here to help if I can.

      Talk soon,
      John

  • Christine Clark

    October 4, 2016

    hi John

    this might not match your topic but i have a question.
    our park where we live over 10 years was sold and we was moved out a falling apart trailer home into one right next ,with the promise that in the new place the repairs would be done quickly.that never happened and we paid the rent to the maintenance guy on time every month.
    now we received 2 sheets of paper ,one at our car window ,2nd taped at the door with a note the park owner changed.a envelope included to mail the rent in cash. how do i find out the real owner and what is the best way to get this all settled?

    • John Fedro

      October 6, 2016

      Hi Christine,

      Thank you for reaching out and connecting. I very much regret to hear about the situation you are going through. I would certainly be happy to help give you any words of wisdom and answers based on my experience. Again, I very much regret to hear that you were taken advantage of in this way. It certainly sounds as if you are strung along for a while in are the victims in this transaction. I agree that your first course of action is to find the new owner and figure out what is going on. I would encourage you to go to the address on the envelope that you are supposed to be paying the money to. If you are unable to do this then including a note to have them call you immediately is your next best bet. While I do have other thoughts and suggestions please let me know where you are feeling vulnerable and any follow-up questions you have specifically. Additionally, if I did not fully answer your question please never hesitate to write back any time. Keep in touch.

      Talk soon,
      John

  • lori

    October 5, 2016

    I was looking to buy a foreclosed double wide in NY there is not a title. what legal forms do I need to be able to get a title?

    • John Fedro

      October 6, 2016

      Hi Lori,

      Thank you so much for reaching out and connecting. If you happen to know why there is no title for your mobile home then certainly let me know if possible. With that said I would very much encourage you to call your local New York Department of Motor Vehicles. You can reach these folks at 1-518-486-9786. You will want to explain your situation to the clerk over the phone and provide the vehicles serial number or VIN if you have it. These folks will absolutely be able to let you know what the correct process and procedure is for you to move forward as quickly as possible to obtain title. Because of your situation I certainly do not want to give you any information that might be damaging or misleading. I hope this helps and points you in the right direction. If you are able to resolve this issue please comment back and let us know how it all worked out. As always, if you have any additional follow-up questions or concerns please never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Cody Smith

    October 15, 2016

    People I need help! Success management in okc are screwing over my family. Months ago I was evicted with absolutely no reason my rent was paid, the court papers said I had a overdue balance of 0. The judge was shocked about this decision but went with it. Okay no problem we dealt with it. A month ago I had a buyer lined up to take my trailer off my hands. I told these buyers to go through success management before we did paper work to make sure they didn’t buy and get told they couldn’t live in the park. The buyer came back and told me the managers told them not to do business with me that I would screw them over. Okay I lost my buyer no problem I’ll find another.
    Two weeks ago I come to my parents house to visit, and catch two women in my trailer throwing my stuff away. I went in to see was going on. These women told me that Laura Halley from success management told them they could rent it out and start cleaning it out. I cussed and kicked these people out and called the police.

    Next I posted my title and a post telling them they cannot rent my property out. Today my elderly parents (one of whom is in late stage dementia) received a lease termination paper. This is how it started for me. My dad has never missed a rent payment since I’ve known him. The court (when the eviction notice does show up) is going to allow these people to kick him to the streets. My dad also owns his trailer. They are trying to steal our property and the legal system is allowing it.

    Please tell me what I can do before they steal my trailer now, and my dads trailer after they evict him soon.

    • John Fedro

      October 18, 2016

      Hi Cody,

      Thank you for reaching out and connecting. Thank you for the detailed message. I very much regret to hear about how this park is treating you and your family. I have no reason not to believe anything you have said. For that reason this absolutely sounds like a community that is playing by their own rules and does not give a damn about the law or people they are not “buddy buddy” with. If possible I would absolutely encourage you to reach out to a real estate attorney who specializes in manufactured homes. A real estate attorney in general will be someone good to talk to and get these questions answered. If they are being as blatantly deceptive and fraudulent as you say then talking to a news channel may not be out of the question either. It does not happen often however some mobile home park owners take the law into their own hands and even seem to be bipolar, racist, sexist, violent, and more. It amazes me how some mobile home park managers/owners still have jobs or run properties. With that said the park does have the ability to simply terminate leases as it wishes (in most cases based on the state and park rules). With that said in some ways the park is not legally breaking the law by deciding not to renew your lease agreement. However we both know that they certainly are ethically and maliciously deceiving you, while likely trying to take your homes as well. Again, my best advice to you is consult with a real estate attorney. You are in a difficult spot because the park can continue making your lives difficult if they aren’t kept in check. Are there any local mobile home parks that are running specials where they will move your homes in for free at no cost to you?

      Talk soon,
      John

  • Marlon Campbell

    October 17, 2016

    Hi John, the situation I have is that I have a seller of a MFG home on a permanent foundation. Seller is original owner. Seller bought home directly from the manufacture out of Kentucky (we are in Tennessee) and a title was never issued but we do have a copy of the Manufactures Certificate of Origin. Wells Fargo did the original loan and they have no title and said they only have an Affidavit of Affixation.

    The buyer’s lender said they will not do the loan for fear that the new owner will have issues in the future with re-sale although the title/escrow company and the loan underwriter are okay with a copy of the MOOC. They are saying they want the original MOOC. Commander Homes out of Indiana was called and they do not have an original but did send us a the copy. IBST went out and confirmed data plate information which is still in the home.

    If you were me, what would you do, lol?

    • John Fedro

      October 18, 2016

      Hi Marlon,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed comment as this certainly helps me give you a reply. I very much regret to hear that you are going through this situation. I have not been in this exact situation however I have been caught between a rock in a hard place with regards to real estate and dealing with lenders. From your detailed description it sounds as if you have provided all the necessary material and proof needed to move forward with the loan. However it truly is the bank’s preference to give the final go-ahead with the loan. I am surprised that the loan underwriter is okay with the copy and the bank still has a problem with this. Is the buyer patient enough to try a different lender that is a bit more flexible? If you fear losing them perhaps you could offer a tiny discounte in price. I hope this helps a bit and points you in the right direction. It does not sound like this bank is willing to work with you after all the effort you put in. You definitely have the proof needed to get a loan from a different lender or local credit union. I mentioned credit union because we’ve had good experience selling homes to buyers working with local credit unions. Moving forward if you ever have any follow-up questions or concerns never hesitate to reach out any time. Please keep us posted on what happens. All the best.

      Talk soon,
      John

  • Jeanne

    October 25, 2016

    Thank you for actually responding to people. The majority of times on these types of sites – you never receive any response which is frustrating.

    Do the titles for mobile homes and mobile offices work the same? I am waiting for the title for our brand new double-wide office and not sure if there should be two when it finally arrives.

    They lost the title and indicate they have now requested a CO. Is a CO the same or equivalent of a title? Or will there need to be additional steps done to get a title(s)?

    We are in Washington state.

    Thank you!

    • John Fedro

      November 1, 2016

      Hi Jeanne,

      Thank you for reaching out with regards to your questions. I’m very happy to help where I can. While I do not know exactly what type of “mobile office” you are ordering, it is likely delivered into sections. If this is the case, or even if the home exceeds 18 feet wide and is delivered in one section will likely have two titles. A CO is the certificate of occupancy and is not the same thing as a title. However with a CO you will be able to obtain a title. I encourage you to call the Department of licensing and explain your situation directly to a mobile home experienced clerk. You may reach these folks at 360-902-3770. I do hope this helps and starts to point you in the right direction. If you have any additional follow-up questions or concerns never hesitate to reach out any time. Happy to help if I can.

      Talk soon,
      John

  • Heather

    November 3, 2016

    Hey John,

    I see that you are able to answer a lot of people’s title questions so I am hoping you will be able to help me with mine. I bought a mobile home through owner finance because at the time our credit was not good enough to go through a bank. We have been in the home for over a year now and back in June, which made a year, we decided to try to get a loan from the bank so that we could pay off the people and get a lower interest rate. Unfortunately, during this process we found that the person we had been owner financing with did not have the title. They had bought the home with cash from Fannie Mac who had gotten it from another financial institution that went bankrupt. The people we are owner financing with are the second owners and bought it because it was in foreclosure due to the first owners not being able to pay. I have done extensive searches as well as the lawyers with the bank and the previous owners and we have found that their was never an original title issued or registered for this mobile home. I need to know what steps I can take to get a title since the bank will not do a refinance without one. We have the deed which states that the land and mobile home should be considered as one, but they say they need the title. What can I do? please help. thank you

    • John Fedro

      November 5, 2016

      Hi Heather,

      Thank you for reaching out and connecting. I very much regret to hear you are going through this headache with regards to obtaining your mobile home’s title. My first thought while reading your comment was that the seller you purchased from never disclosed that the title was not available. In fact they may have had no right to sell you the home if there was no title. With that said in some states you relinquish the title when you marry/join the home and land together into real property. With that said I have not heard of a situation where a mobile home never had any identifying characteristics such as a title/HUD seal/serial number/certificate of origination. If this is truly the case then I am not sure if there can be a title now created for this used home. With that said I would absolutely point you to your states manufactured housing division. Explain your situation to a manager and ask for help. I would also encourage you to talk with the local zoning department or property appraisers department that is in charge of marrying homes and land together. They should have paperwork on file as to where this mobile home came from. I apologize that I’m not able to provide you with a clear-cut easy answer. Again, I regret that the seller did not disclose this when you were first purchasing the property. Most refinance companies will require a title of the mobile home however depending on the refinance amount perhaps you can use only the land as collateral and not the mobile home. I hope this all helps and starts to point you in a direction moving forward that you have not thought of. If and when this all gets resolved please comment back and let us know how it went. If you have any follow-up questions or concerns never hesitate to reach back out any time. All the best.

      Talk soon,
      John

      • Davison

        November 15, 2016

        I have a question….
        My mother is buying/living in a mortgaged mobile home in Texas.
        I also reside in the mobile home, and the mobile home is on land which is in my name.
        My mother wants the mobile home title to transfer to me when she passes away -or sooner, if possible -rather than any other siblings or potential heirs.
        The mortgage company said they were fine with that, and we would need to have some sort of legal document.
        I have heard of a beneficiary deed for real property -but what would we need for the mobile home, which is personal property?

        • John Fedro

          November 28, 2016

          Hi Davison,

          Thank you for reaching out and connecting. Since the bank/lender is being so accommodating I would encourage you to transfer the ownership of your mother’s mobile home into your name sooner rather than later. She may pay the mortgage payments and taxes however better to be in your name now in case anything happens later. Normally, if there was no loan involved, your mother would simply fill out an SOL application and sell the home into your name. However because there is a lien in place the bank needs to give permission before ownership can change to you. Normally the bank will want you to sign personally onto this loan in case it defaults however this will be between you and the bank. With that said I would encourage you to talk directly to the bank to find out what the procedure is moving forward. You will likely need proof in writing from the lender to give to the state proving the lender agrees with the owners name change. Concerning your last question, there are personal property trusts and personal property beneficiary deeds if needed. I hope this makes sense an elite starts to point you in the right direction. I may not have given you anything new to think of however if you have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

          Talk soon,
          John

      • Heather

        November 21, 2016

        So I have been looking into all this for months now and I was also wondering if since the first buyer bought the mobile home and put it on her father’s land and it was foreclosed on the only way she could have lost the land too would be because she had it categorized as one (real property) like it says on the deed. If it is real property we wouldn’t need a title just like you wouldn’t need one for a brick home on land correct?

        • John Fedro

          November 28, 2016

          Hi Heather,

          In answer to your question, that is correct. With that said you may likely have some follow-up questions or unique details specific to your local area and/or nature of the specific transaction. Moving forward if you ever have any follow-up questions or concerns never hesitate to reach out any time. All the best.

          Talk soon,
          John

  • jodi

    November 15, 2016

    Hopefully someone can help. I am currently in a sale for a very old singlewide. We need to prove age of trailer in order To sell. We have searched everywhere for a serial number. Front ibeam all supports under trailer, closets, under sink. Hot water tank and breaker box have been changed. We can ask for affidated but we need someone who has acknowledgement of old trailers. Does anyone know who could proved that information? We believe the trailer was manufactured by highland and built in1974. Thank you

    • John Fedro

      November 28, 2016

      Hi Jodi,

      Thank you for reaching out and connecting. I very much regret to hear about the headaches you are going through searching for any identifying information on your mobile home. You absolutely have an understanding of where this “data plate” information is typically found throughout the mobile home. If it is a 1974 then by all means this information could have been painted over, covered up, or removed long ago. Normally on the I-beam on either side of the home or directly where the tongue is located there may be information such as the serial number or VIN if available. Besides this I would encourage you to talk to the local tax assessors or DMV office (depending on your state) to perhaps find more information based on a physical address and lot information if available. I apologize I’m not able to be of more help with regards to your questions. If you do find the information you’re looking for please don’t hesitate to write back and let us know where you found it. As always, if you ever have any follow-up questions or concerns please never hesitate to reach out any time. Always here to help if I can.

      Talk soon,
      John

  • Nick Raineri

    November 16, 2016

    John, great job discussing the common issues that come with mobile home titles. There are a lot of people that deal with this issues and I’m sure they will find this post helpful.

    • John Fedro

      November 28, 2016

      Hi Nick,

      Thank you so much for reaching out and for your kind words. Moving forward if you have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • gail hancheck

    November 17, 2016

    Our mobile home has been paid off for over 10 years and never received a title. Now that we need one I contacted SCDMV and was told it showed a lein on our home. We were given the name of the bank but no other information. How can I find who had our loan last and get a lien release. We need the clear title to get a small business loan from damage from hurricane Matthew.

    • John Fedro

      November 28, 2016

      Hi Gail,

      Thank you for reaching out and connecting. I very much regret to hear that you never received the title for your paid off mobile home. My first question is that I hope taxes have been paid and are current up and to this year. It was nice of the DMV to provide you with the bank name. If you have any old information then by all means try to call this bank or perhaps by looking online to find the bank’s phone number. This bank should still have your information based on your home address, Social Security number, and personal name. With that said stranger things have happened and this bank may have sold your debt to another bank, which was resold to another and another bank. Moving forward you will have to be a bit of a detective to find out where the loan information is being held and who can provide you with the payoff. This is the first step in order to move forward. If you are unable to find this bank information and receive a lien release you will have to re-talk to the DMV to find out other options moving forward. You’re certainly not the only person to have gone through this issue and there are absolutely procedures that vary by state on how to move forward. Please keep in touch moving forward and if you have any follow-up questions or concerns never hesitate to reach out any time.

      Talk soon,
      John

  • caryl rodriguez

    November 22, 2016

    I lost my title to my mobile home hoe and where do I go to get a new or dublacate title

    • John Fedro

      November 28, 2016

      Hi Caryl,

      Thank you for reaching out and connecting. In most states you will head down to the local Department of Motor Vehicles. With that said this location does very state-by-state… If they do not do this at your local DMV they will point you to the manufactured housing division building locally that does. I hope this helps and starts to point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Ariana

    November 23, 2016

    Hi I have a question I bought a trailer from a mobile trailer park the manager sold me the trailer for 800$ with a contract of 2 years leaving in the property before she gives me the title so I went to find out if there was any title for the trailer I got and it came out that there was but this trailer is not under the name of this property it’s under a other sale man’s property is there anything I could do to brake that contract and get mi title cuz this smells like fraud ciz previous owners from this trailer we’re never able to get the title this lady resales the trailers cuz people give up on the title and walk out is there anything I could do

    • John Fedro

      November 28, 2016

      Hi Ariana,

      Thank you for reaching out and connecting. Additionally, thank you for the detailed message as this certainly helps me answer your question better. I regret that you are going through this headache in dealing with this “fishy situation”. No matter how long you have been living in the home you should absolutely be able to get a copy of the title. You are correct to think that the title should be in the name of the park or somebody affiliated with the park at least. Additionally, make sure your contract was correctly signed and dated by representative working at the mobile home community. This will be helpful if you need to go to court later to prove the mobile home park was fraudulent and neglectful. Try to find out who this man that is listed as owner truly is? If the park is being shady than perhaps they will forge his signature and sell the home to you after two years has passed. I hope that there are people in the mobile home park that have nice things to say about this park manager and that she actually does sell the homes as agreed. If 100% of the people leave before two years I would absolutely expect for you to start getting harassed when this time approaches for you. Moving forward please keep us posted and if you have any follow-up questions or concerns please never hesitate to reach out any time. Always happy to help if we can. All the best.

      Talk soon,
      John

  • DONNA HUDGINS

    November 27, 2016

    hi my momma bought a trailer 1985 Clayton mobile home in1993 -94 she had the title but lost it i bought it from her she gotit from a private owner and got a title at the first union bank in Burnsville north Carolina now its a Wells Fargo Bank I need a replacement for this lost title now so she can give it to me.where do I get it what form HELP

    • John Fedro

      November 28, 2016

      Hi Donna,

      Thank you for reaching out and connecting. I very much regret to hear that you are going through these headaches with regards to the lost title. You mentioned that your mother originally had the title back in the early 90s. Normally if there is a bank loan or lien on the property the bank will hold onto the paper title until they are paid in full. If there is still money left on the home the bank may be still holding the title and may still be listed as lien holder on the title itself. If this is the case then you, as homeowner, are not typically allowed to hold the title until it is free and clear and the bank is paid in full. If the title is free and clear and there are no active liens then you should be able to go to the DMV in North Carolina and obtain a duplicate title. The owner on the title must be present and there is a small fee, less than $50, to obtain a duplicate title or titles. I hope this helps and make sense moving forward. As always, if you have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Phil Nelson

    December 1, 2016

    John I recently was given a mobile home and the title was signed by former owner ,My question is in the purchaser info The mobile home park owner put his name in by accident he also signed it the taxes are up todate ho do I go about getting it into my name

    • John Fedro

      December 8, 2016

      Hi Phil,

      Thank you for reaching out and connecting. Something very similar to this happened on one of my first mobile home deals inside of a pre-existing mobile home community. In many states you will be transferring the title at the local DMV. However in other states this mobile home title transferring may be done in other locations or buildings. The reason I mention this is because when you go to transfer the title the clerk is going to have a problem with any signatures in the wrong spots or any signatures that are crossed off and written somewhere else. The clerk may ask you to have an affidavit signed by the seller to verify everything is correct. This would be the simplest way forward unless they mandate that the seller obtains a duplicate title to refill out all of the information and signatures. With that said I am not sure exactly how the title looks and if it is possible to scratch off the name and add a initial and signature in the right spot. My advice to you is to go to your local DMV with the signed bill of sale and titles you have to aim to transfer the property into your name. The clerk and possibly clerks manager will be able to point you in the right direction and let you know what is possible and needed before the home can be transferred successfully. Basically we are going to be using trial and error until we get this transferred into your name. Hopefully the seller is still available should they need to re-sign any paperwork if needed. Moving forward if you ever have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Lisa O.

    December 11, 2016

    I am looking to buy a mobile home and found one that looks good ,only the lady is telling me that it is bill of sale only that the mobile home was sold to the person she bought it from 5 years ago by an insurance company due to fire damage it has been completely remodeled but has “No Title” I was against this at first cause the first thing I thought was that a renter could sell a MH claiming such but then she commented that she has the paperwork the DMV sends every year for the registration….. Does this prove that she is the rightfull owner? I have not yet seen it other than pictures but am going to look at it tomorrow. I have asked her for the ID number a few times and she has always said shes not at home and will get it to me (but hasn’t yet)She doesn’t know if it is salvaged (On Title) or not But if an Insurance company (alfa)sells it as salvage would they first clear any leins (if it was an insurance claim and they paid the bank off) or is it possible that they just “Junked it” and wouldn’t have done the extra paperwork?

    • John Fedro

      December 12, 2016

      Hi Lisa,

      Thank you for reaching out and connecting with regards to your questions. Good job working with the seller thus far and getting the home to this point. It certainly is interesting that the seller is not providing you with any identification numbers of the home. Once you have these ID numbers you can contact the state or local DMV to find out who owns the home, if there are any other liens on the home, if taxes are current, and how to obtain a duplicate title if necessary. With that said I do encourage you to contact the state with regards to the exact particulars concerning this mobile home. Remember that as the buyer you are in control and the seller is looking to purchase your money with her unwanted mobile home. I say this to not let any seller bully you into paying anything you do not want to pay sooner than you want to pay it. Please keep in touch if you have any additional follow-up questions or concerns.

      Talk soon,
      John

  • Jessika

    December 15, 2016

    John,
    We purchased a late 70s model MH from the owner of a mobile home park. It was owner finance. A bill of sale/purchase agreement was signed by both parties as well as a 1 year lot lease. The agreement stated that an unencumbered title would be given once final payment was made. The final payment was made in April of this year and when asked for the title she said she couldn’t find it but would keep looking. After multiple requests she finally said she never found it. We repeatedly asked that she at least write us something up stating that it was paid for and belonged to us so we would have something to protect us should she decide to do something malicious. Still nothing. We have searched in all possible locations and there are no identification numbers to be found. I have read all of your responses to other’s questions and will be contacting the correct agency for Arkansas to see what we can find out about it if anything. The home is in very bad shape and uninhabitable at the moment. The amount of money it’s going to cost is daunting and I’m extremely concerned about the possibility that she never had a clear title because there’s been no talk of getting a duplicate. And who knows what might be owed in back taxes. There was also a verbal agreement broken by her concerning the electrical wiring. At this point it’s just not worth it to me. I know we could always sell it without the title but we wouldn’t get much for it. I’m looking for a lawyer to run everything by, but given the situation and obvious breech of contract do you think we could take this to court and just get what we paid back and walk away? The one year lot lease ended in April as well.

    • John Fedro

      December 19, 2016

      Hi Jessika,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed comment as this certainly does help answer the questions moving forward. I very much regret to hear about the situation and headache you are going through. After listening to your comment it absolutely sounds as if the seller was extremely negligent or downright misleading when it came to the fact that she “definitely had” the title in her possession. I also agree that if she is the owner of record and the home is 100% free and clear, it would be extremely easy for her to receive a duplicate title from the state. For this reason I definitely agree with you that there is something very fishy going on. You may want to contact local mobile home parks to see who they use with regards to an attorney in park matters. I mention this because there are probably not too many real estate attorneys locally that have experience with mobile homes. You can absolutely bring the seller to court and you make likely receive a judgment in your favor. With that said you will still have to pursue this seller and try to collect any monies owed to you from a court judgment in your favor. With all this said I would absolutely encourage you to first try to talk with the state and see if they can find any information on your mobile home with regards to the physical address or “owner’s name” on file. First making sure who owns the home, if taxes are current, and if there is any hidden liens is priority number one. Simultaneously I would also encourage you to contact local parks and begin talking to a mobile home attorney if at all possible. The seller absolutely sounds like they do not wish to help you any further and I would definitely proceed with some sort of legal action to get some money back or simply move on. Again, I regret that the seller has taken advantage of you and you are going through these headaches. Moving forward if you ever have any follow-up questions or concerns please never hesitate to reach out any time. When you do come to a solution please never hesitate to comment back and let us know how everything worked out. All the best. Keep in touch.

      Talk soon,
      John

  • TERRY

    December 15, 2016

    IF SOMEONE SELLS A MOBLE HOME AND HAD BACK RENT DUE BUT DIDNT SAY ANYTHING BUT THE PARK OWNER KNEW AND APPROVED THE SELL AND APPROVED THAT NEW OWNER CAN STAY IN PARK BUT NOW IS TELLING THE NEW OWNER THAT SHE NOT ALLOWED THERE CAUSE OF THE OLD OWNER NOT PAYING BACK RENT UP AND HE MAYBE TAKING THE TRAILOR IS THE MOBLE PARK OWNER ALLOWED TO DO THIS . THIS WOMAN HAS CHILDREN AND IS HOMELESS AGAIN AFTER JUST BUYING THIS PLACE SHE BEEN FIXING IT UP NEED SOME ADVICE ON THIS OR NUMBER OF WHO CAN HELP OUT THANKS FOR ANY ADVICE GIVING TO GIVE FEED BACK TO THE WOMAN IN NEED OF HELP

    • John Fedro

      December 19, 2016

      Hi Terry,

      Thank you for reaching out and connecting. I very much regret to hear that this new approved buyer is being taken advantage of and misled by the park and the seller in this manner. The mobile home park manager and park owner would have known 100% that the lot rent is past due and that the new buyer would need to bring this current moving forward. In some parks the management will go after the previous seller who owes the money, and in other parks (a majority) the park will ask the new buyers pay the default amount before signing a lease agreement with the park. Either way, this should 100% be talked about before the management ever runs an application for the new buyer. With that said, I have certainly dealt with a few park owners/management that were very selfish and only thought of their bottom-line profit and not anyone else. With all of this said, the mobile home park may likely be just as irrational, unhelpful, and malicious as you may be hinting at. If this is the case then there is no rationalizing within an irrational mobile home park or mobile home owner. For this reason I would encourage this buyer to seek a local real estate attorney if at all possible. I would encourage this buyer to call around to local mobile home parks to see who they use as an attorney. The reason I mention this is because not all real estate attorneys will have mobile home experience. Please keep in mind that if an attorney is brought into the picture and used to negotiate between the new buyer and current park management, this is usually not a recipe for a long happy relationship moving forward. The park may be offended and may feel bullied if you get a new attorney involved, however in order to protect your interest this may be the best chance you have moving forward instead of the park simply taking advantage and steamrolling over you and this new buyer. I hope this helps and starts to make sense moving forward. With that said, it will probably get a bit worse before things do get better. Moving forward please let me know any follow-up questions or additional questions that may come up along the way. Never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • brad

    December 20, 2016

    HI I HAVE A FRIEND THAT IS NOT DOING GOOD HEALTH WISE AND HE WANTS TO GIVE ME HIS DOUBLEWIDE TRAILER BUT THE GUY HE GOT IT FROM HAS PASSED AWAY AND HE NEVER TRANSFERRED THE TITLE INTO HIS NAME WHAT CAN WE DO BECAUSE HE WANTS ME TO HAVE IT AND LIVE IN IT AND ITS IN A PARK IN PHOENIX,AZ AND THE PARK MANAGERS ARE VERY CROOKED SO PLEASE HELP ME SO THE PARK DONT JUST TAKE IT FOR FREE THANKS.

    • John Fedro

      December 21, 2016

      Hi Brad,

      Thank you for reaching out and connecting. Additionally, thank you for your detailed comment as this certainly helps me answer your question. I apologize for your friends health. I also apologize that you may have to live in a mobile home park with crooked management or crooked ownership. With that said it depends who has possession of the current title and who has already signed the purchaser’s line and seller’s line. If your friend has a copy or duplicate of the original title provided by the state then this is a good start. If only the bill of sale is available then it will be very difficult for you or your friend to obtain clear title. Unfortunately it would be easier for the park to simply file for an “abandoned title” or place a lien on the title and simply repossess the home. However, if a title is in the possession of your friend then perhaps the current owner has signed the sellers line and your friend OR you can sign as purchaser and transfer the ownership into your name. There are one or two other suggestions to move forward depending on how the title is signed however will take it one step at a time. Please let me know if this helps or what the current situation looks like. Any follow-up questions or concerns never hesitate to reach back out any time.

      Talk soon,
      John

  • Maxine

    December 21, 2016

    Hey John,
    I have read several of the comments here and your responses and I feel like you could really help me. I have a situation where we bought a mobile home from my boyfriends cousin when we bought it she gave us a title a bill of sale where she bought it from someone else plus it it located on a mobile home lot the is required to be paid every month they were getting ready to take her mobile home due to past unpaid lot rent so we gave her the money that she owed for rent after we talked to the owner of the lot he refused to take the money because he said he already had a judgement against her so he couldn’t take it we also signed a lease agreement with him to be able to keep the mobile home on the current lot(which we have paid the rent every month) we hesitated to get a title placed in our name(why I don’t know)but we are wanting to get insurance and also doing some remodeling we went to get it placed in our name only to find out the title we have is not the right one we came back home looking for the data plate the hud number or anything else we could find but to no avail so we were able to get a number from a website IBTS but all we have is that,a bill of sale from an owner to her ,and a bill of sale from her to us what is our next step I have tried looking in our area for the original owner but we can’t find anything what should we do from this point we want to get insurance and do the remodeling…we are located in Tn anything you can tell me would help we are at a loss…HELP

    • John Fedro

      December 21, 2016

      Hi Maxine,

      Thank you for reaching out and connecting. I very much regret to hear that your boyfriends cousin either misled you or was misled by the current owner (a.k.a. the original seller). It sounds like the issue of the park manager not taking the money for the past-due lot rent is over. This home is in no jeopardy of being evicted from the park, correct? If this home is in jeopardy of being evicted from the park then you obviously have other concerns to worry about besides simply titling the home into your name. Once you obtained identifying information on the home you could find out where the mobile home you are living in is supposed to be located, who is the owner, and possibly a mailing address where to contact them. With that said the DMV may not want to provide all this information to you depending on who you talk with. The DMV can sometimes look up mobile homes information by the physical address of the mobile home. I’ve also had luck taking off the skirting of a mobile home and finding some information printed on a metal plate at the very front of the home or below the front door area. The mobile home park may have kept records of titles of their mobile homes. Many mobile home parks do this, however not all of them. Besides these few suggestions I would also encourage you to ask the manager at your local DMV for any and all help they can provide. I apologize I’m not able to give you a magic bullet easy answer to find any identification numbers on your mobile home. Additionally, in some states there are ways to sue for ownership if you do not have a title but have been living in the home for a number of years. I do not know if this is possible in Tennessee however you may want to contact a local real estate attorney. If you do not know a real estate attorney that specializes in mobile homes, I would encourage you to contact local mobile home parks to see who they use for an attorney. The reason I mention this is because not all real estate attorneys know about mobile homes or manufactured home law. Moving forward if you learn anything new please never hesitate to comment back. Additionally if you have any additional follow-up questions or concerns never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Carol Dobbs

    December 21, 2016

    Hi John, I live in North Carolina. I am purchasing a doublewide on land that was foreclosed. The bank accepted my offer and I am completing the purchase. However, during the title search, it was discovered that the title is not clear.. the double wide title was not retired. What can we do because we were asked to buy with the trailer as personal property. Is there a form we can complete to retire the title?

    • John Fedro

      December 28, 2016

      Hi Carol,

      Thank you for reaching out and connecting. I very much regret to hear you are going through this small headache. However congratulations on the coming purchase of a piece of land and home you really like. I hope you are getting a very good value as this is a foreclosure as well. The first step I would encourage you to take his contact the local Department of Motor Vehicles in North Carolina. Work with someone in person or over the phone and provide them the Vin number or serial number for the mobile home. You will need to find out who is the owner of the mobile home and if they are able to sell you the title once they obtain a duplicate title this could be one way to move forward. However once you own the land you will be able to file for an abandoned title if one is not currently available. You may also put a lien on the title and repossess it because it is on your land as well. Once you have ownership of the title you may then Marry it to the land if it is not already done so. I hope this helps and make sense. Because each mobile home is a bit unique I encourage you to contact the local DMV and hear from them the best way for you to move forward to obtain your goal. I hope this helps and make sense. If you have any follow-up questions and concerns please never hesitate to reach out any time. Keep in touch.

      Talk soon,
      John

  • Bonnie C.

    December 23, 2016

    Hello John,

    You seem to be a wealth of information regarding mobile homes! Please forgive me if you have answered this question already… My parents purchased a double wide mobile home in Ely, NV back in 1992. After my father passed, my mother moved to Lake Havasu City, Az, purchased a plot of land, and then had her home moved there. She now lives in MN and is now in the process of selling the home, but is unable to locate her original title papers.

    My question is then, which state do I contact regarding duplicate titles NV or AZ? She does not remember registering the home in AZ after the move, but she does receive tax bills from Mohave County, AZ. The home was not affixed to the property, at least not to her knowledge. Where do I start to straighten this out? What type of documentation do we need to provide regarding ownership?

    Thanks a million for your help!
    Bonnie

    • John Fedro

      December 28, 2016

      Hi Bonnie,

      Thank you for reaching out and connecting. I very much regret to hear your mother is going through these headaches. In Arizona you want to contact the motor vehicle department locally. Using the Vin number or serial number of the mobile home you will be able to track down more information and your mother may order a duplicate as well. I hope this helps and starts to point you in the right direction. If for some reason the title is still in Nevada you will want to contact the Department of Motor Vehicles there to track down the title. However I think Arizona is your best bet is they are receiving the taxes yearly for the property. Keep me posted if you have any follow-up questions or if anything changes. Always here and happy to help if I can. Keep in touch.

      Talk soon,
      John

  • Ingried N

    January 4, 2017

    Hi John!

    Thank you for this awesome forum! Before bothering, I took a minute to scan to see if maybe my question was already answered- no luck.

    Any who, I am a property manager in Illinois. I have just received possession of a mobile home and I have no idea whom the “owner” of the home is. There was no title given at the time of surrender. It was thought that the residents were the owners until they shared that they have been “renting” the home sending a payment to “elsewhere”. I’ve done VIN searches with no luck. I am left with no resources and very limited information. I of course would love to sell the home. Any help will be great!! I’ve tried contacting the state and pretty much was told “without knowledge of the owner, I cannot give you any information”. PLEASE HELLLLLLPPP! Thank you!!

    • John Fedro

      January 6, 2017

      Hi Ingried,

      Thank you for reaching out and connecting with regards to your title in question. You certainly have done a good deal of effort to try to figure this out and get to a logical and win-win solution with the state. I will assume you have the VIN as you mentioned you are doing VIN searches and coming up with no information. Try contacting nearby states with the same VIN to see if they are records pull up a home with any information. In some states there is a legal proceeding that may be done at the courthouse to obtain a title. This is not well known or popular however would be worth consulting with a local real estate attorney that is familiar with mobile homes. Aim to ask a local mobile home park for who they use as a real estate attorney and this would be a good place to asked the same questions you’ve asked me. Besides these two scenarios in finding more information, you can simply do what many mobile home parks around the country still illegally, however not necessarily unethically, to “sell” mobile homes without titles – “sell” with a bill of sale. A bill of sale will not typically transfer any ownership however if the state is not demanding taxes and this home is fell through the cracks it will be difficult to move with most legitimate moving companies as they will want to see a title of ownership. For this reason the home cannot easily be moved and you can sell some interest with the use of a “bill of sale”. You will have to disclose all of this to the buyer as they will not truly have title or ownership of the property. I hope this helps and make sense. It is certainly not the answer you were hoping for however please let me know if you have any follow-up questions or afterthoughts. Keep me posted. All the best.

      Talk soon,
      John

  • Keifer Underhill

    January 8, 2017

    Hello, my wife and i are trying to buy a home in Oklahoma that has been foreclosed on and is owned by the bank. The house sits on ten acres rather than in a park. Acording to my realtor the bank does not know who holds the titles for the home. Do you have any idea who we should reach out to so that we can find the true owner or lein holder? Or should the bank be able to make this much easier some is just being lazy.

    • John Fedro

      January 9, 2017

      Hi Keifer,

      Thank you for reaching out and connecting with regards to your questions. Congratulations on finding a home and piece of land you and your wife really enjoy. Depending on how the home is titled, who holds the title, if there are any liens, and what state this home is originally from will all very in who you should talk to in the procedure moving forward to get the ownership into your control. In some cases there may not even be a title needed for this property because it may be attached to the 10 acres. With all that said I would encourage you to contact your local tag assessor County assessors, and property appraisers offices. Make sure to have the mobile homes Vin number or serial number or HUD number. The clerks over the phone at the state will definitely want this information so they are able to find out who owns the title and if there are any liens on the home. Also verify taxes are current and have been paid. There are likely a number of ways to move forward however by first understanding how the property is titled and who owns it will you be able to put the title into your name and control. Keep in mind the finding the owner of record may not be necessary as you will on the land and could potentially file for and abandon title after you own the land. I hope this helps and all starts to point you in the right direction. Moving forward if you have any additional follow-up questions or concerns never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Daysi

    January 8, 2017

    Hello. I have a few questions I would like answers to can you please help me. I bought a mobile home just recently from a dealership and now that’s it’s paid off they are telling me they don’t have the title and can’t transfer it to my name. I rent the lot on a mobile home park and pay property taxes under the park manager’s name. So the dealer is calling me saying the property taxes haven’t been paid for years now and in order to get the title I’ll have to pay 8,000 in property taxes. I’m not the owner even though I paid it off a year ago. What should I do?

    • John Fedro

      January 9, 2017

      Hi Daysi,

      Thank you for reaching out and connecting with regards to your situation. I very much regret to hear that it sounds like you are being taking advantage of and not respected at all. With that said I would very much encourage you to seek the counsel of a local real estate attorney that has mobile home experience. Contact many local mobile home communities around you to ask who they use as an attorney. Bring all your questions and concerns to this real estate attorney and let him know your situation. The reason I say this is because a “dealership” is supposed to be very professional, definitely have titles they are selling to, plus they should’ve verified all taxes are current and have been paid. I obviously do not know the situation completely however something sounds very fishy here and it sounds like you are being taken advantage of and being left with all of the problems after you are the only one who kept up your side of the deal. I hope this helps and make sense moving forward. Things will likely get a bit worse before they get better however you are absolutely in the right as far as I can tell. If you have any additional questions or concerns moving forward never hesitate to reach out any time. All the best and keep in touch.

      Talk soon,
      John

  • Shirley Franklin

    January 10, 2017

    Hi John,
    We have a 1976 double wide mobile home which we got a mortgage on and it switched lenders several time. We assumed the title would go with the lender that held the loan at that particular time. In 2016 the mortgage was paid in full but they can’t seem to be able to find the title’s. We have acknowledgement from the mortgage company that the loan is paid off in full. We have the plates that were on the outside with serial #’s and other information on them. We went to the court house to see if they may have the title which we were told by the mortgage company that that is where it was. Can’t seem to get them to understand that they sent them the same papers stating pay off as we have. Can you advise as to what our recourse may be. This home is set up permanent on land. If sold the home and land would be together. We really need the title’s in case we sell so as to not have a hassle then.
    Thank you,
    Shirley Franklin

    • John Fedro

      January 11, 2017

      Hi Shirley,

      Thank you for reaching out and connecting. I very much regret to hear about your situation. What state are you located in? You are absolutely correct that if you go to resell the home with bank financing most lenders are going to want to see the title in addition to the deed to the land. Even in states where the titles are relinquished the lenders sometimes demand titles that no longer exist. Is the mortgage company available to obtain duplicate titles, as they are the lienholders? From there the titles will exist and can then be provided to you. This is only one option. The most important thing is that the mortgage company is still in the picture and you know the VIN or serial number to identify the mobile home. Things will probably get a little tougher before they get better however there is deftly a way to solve this scenario. Keep me posted on the answers to the questions above. If you have any additional questions or concerns never hesitate to reach out any time.

      Talk soon,
      John

  • Erin

    January 11, 2017

    Hello, I just recently discovered my soon to be ex husband sold our travel trailer without my knowledge or consent. I am a Texas resident and both of our names are on the title. Only his name was on the loan, but the title has both of our names. How was he able to sell it without me signing anything or having a divorce decree stating he was to receive it? We have not even been to court for our divorce yet.

    Thank you

    • John Fedro

      January 11, 2017

      Hi Erin,

      Thank you for reaching out and connecting. I very much regret to hear about the headache your soon-to-be ex-husband is putting you through. My first thought is that your husband forged your name to transfer the ownership to the new buyer. I’m assuming he then took the money all for himself. I do not know how you would go about obtaining it, however there should be a bill of sale and SOL application from buyers to sellers that would have all party signatures on it recorded with the state. If your signature was forged this would certainly show it. I’m not sure if there other ways your soon-to-be ex-husband could have accomplished this however there may be. You definitely might want to talk to the state directly at 800-500-7074 and asked them any specific questions or concerns you may have. I hope this all helps and starts to point you in the right direction moving forward. All the best to. Please feel free to keep in touch if you have any additional questions or concerns.

      Talk soon,
      John

      • Erin

        January 11, 2017

        Thank you so much for the information!

  • Kaylin Shepherd

    January 19, 2017

    Hi john
    let me start by saying i hope you can help me .
    so I purchased a single wide mobile home last year in October 2016,
    for the tune of $12,600 , now the lady i bought it from decided to tell me after i paid her that she doesn’t have the title because the person she bought it from 20-30 some odd years ago promised to send her the title and never did , well now im trying to get insurance on it and i need the title and have no way to contact the original owner to get the title and the lady i bought it from is going through a hard time right now because her husband passed on Monday 16th , 2017 and im wondering if their is any way to get the title with out bothering her in this troubling time the tax papers are already in my name what should i do ? P.S she has already tried to get in contact with the original owner and we now presume her to be dearly departed

    • John Fedro

      January 26, 2017

      Hi Kaylin,

      Thank you for reaching out and connecting. I very much regret to hear about the situation you are going through. It sounds very much like this previous seller omitted very important fax to you prior to you purchasing their home. In my opinion this is definitely fraudulent and possibly worthy of pursuing legal matters if there was any chance of getting your money back. With that said it looks as if you are writing from Washington state. If this is the case then please see the thoughts below of a Washington state mobile home investor after looking at your comment. The following advice comes from this local investor…

      Sounds like the previous owner is being cool about it/a good person. Could be a disaster otherwise.

      If she uses Foremost I don’t think she will need the title. They have never required us to send a copy of it.

      I would just advise her to go to the department of licensing and ask what they would reccomend. It will take awhile, but I believe they will have her fill out a couple excize forms and some kind of missing title form, and probably have the park manager or owner sign to testify that sequence of ownership or something, and the most recent owner to sign something saying she did sell it to the gal, etc. They might even have to write to the surviving relatives of the previous previous owner, but hopefully that wouldn’t create a problem.

      If she just wants insurance and doesn’t care about the title I would say try Foremost, otherwise the department of licensing can help her through the process but it may be cumbersome. Possibly not but Washington state is pretty by the book and bureacratic.

      END—-

      I hope the above thoughts and advice help and make sense. As always, moving forward if you have any additional questions or concerns please never hesitate to reach out any time. If you are not located in Washington state or have any other questions never hesitate to reach out and will be happy to answer as best we can. If you’re able to figure things out in an easier way please never hesitate to comment back and let us know what works. All the best.

      Talk soon,
      John

  • DEBORAH KOTCHMAN

    January 19, 2017

    My mother and her boyfriend owns a trailer.They both live there in Florida. Both there names are on the title. Last week my mom’s live in boyfriend passed away. Does the title automatically goes to my mom????
    Thank you
    Debbie

    • John Fedro

      January 25, 2017

      Hi Deborah,

      Thank you for reaching out and connecting. On some older titles the conjunction between the two owners names may be “and”, “or”, “and/or”. If the word between your mother’s name and boyfriends name has an “or” in it then your mother may simply sign as owner/seller in the future when she is ready to sell the home. This is because only one signature is needed. However if the word “and” is located between your mother’s name and boyfriends name then your mother should take the boyfriends death certificate down to the local DMV to have his name removed from the title. Keep in mind that the current taxes must be paid in order for the title to be transferred in most cases. I very much regret to hear about his passing. I hope this helps answer your question and point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • Kathi

    January 25, 2017

    My husband just passed away. He has a manufactured home in Florida that is in his name only. I need to sell it but cannot find a title in the closing documents. He has owned it and paid taxes on it for several years. Can I get a duplicate title in my name. I have his Will and Death Certificate.

    • John Fedro

      February 6, 2017

      Hi Kathi,

      Thank you for reaching out and connecting. First things first, I very much regret to hear about your husband’s passing. I wish you and your family the best during this time. With that said I’m happy to say that this does happen fairly regularly in the state of Florida and there absolutely is a procedure moving forward. In my experience you will need to physically go down to the Department of Motor Vehicles and provide them with the death certificate in person and your ID, however there absolutely is a procedure for this. I encourage you to call the DMV directly at 850-617-2000 and let them know your specific situation. If there is a way for you to do this over the phone or fax machine they will also let you know of this. I hope this helps and starts to point you in the right direction. As always, if you ever have any follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Juan

    January 26, 2017

    Hi jonh im buying a 04 mpbile home the owenersaid he has title bu think hes liying those that decrese value of my movile home

    • John Fedro

      February 6, 2017

      Hi Juan,

      Thank you for reaching out and connecting. Congratulations on potentially purchasing this fairly new manufactured home. I completely agree with you that some sellers are big liars for sure. With that said make sure you call your state directly (depending on your state typically the DMV, DOT, title Bureau, or other manufactured home titling department) that is in charge of mobile home titles. You will want to have the VIN number or serial number of the mobile home you are looking to purchase. Let the clerk over the phone know you are a “private buyer” purchasing from a “private seller” and you want to make sure the owner is who they say they are, that there are no hidden liens on the property, and that all taxes are paid in full and current. You may feel free to ask this clerk over the phone any other additional questions with regards to paperwork needed for selling and transferring the home into your control. I hope this helps and starts to point you in the right direction. If you have any additional follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Jason Harris

    January 30, 2017

    Hi John,
    I am considering purchase of a MH on an acre of land at a foreclosure sale in the state of Alabama. I understand the land title process, but can you confirm how I would get title to the MH also? I am concerned that the loan for the lot (being foreclosed on) may not have included the MH. Thanks

    • John Fedro

      February 4, 2017

      Hi Jason,

      Thanks for reaching out and connecting. Great job thinking ahead of the curve and realizing that purchasing this land and home package through a foreclosure, will normally have the bank not providing you with the actual titles to the mobile home. These may have been lost or misplaced over time, however many buyers would never even think to ask for the titles simply assuming that they may not exist because the home may or may not be considered “real property” because it is attached to the land. With that said you will want to find some identifying marks on the mobile home itself or via the home’s legal description if attached to real property. Find the serial number, HUD number, or VIN associated with the mobile home. This may be two sets of numbers if the home is a double wide. Once you have this information contact the local Department of Motor Vehicles in Alabama in your area to find out who is the owner and where the current location of the home is supposed to be. Also find out if there are any current liens on the title and if all current taxes have been paid. If this home is still listed as private property and find out how to obtain a title through the DMV if possible. The DMV will tell you that the owner must sign off to transfer the title from their control to yours. You also want to asked the DMV about placing a lien on the home if you are the landowner where the home is sitting. This may be a way to obtain an abandoned title in the future if the current owner is unavailable. Either way your search will start at the local DMV and figuring out who owns this home and if all taxes are current. I hope this helps and makes sense. If I missed something with regards to your question or did not fully answer your question never hesitate to reach out any time. Always here and happy to help if I can. Keep in touch.

      Talk soon,
      John

  • karen downing

    January 30, 2017

    John,

    We have sold our manufactured home which we signed a listing agreement with the sales office in our park. We close on February 27, 2017 and the sales office says we won’t get our money for 30 days after closing, but our listing agreement says it could take up to 10 days to get the proceeds from closing date. The sales office says we need to contact the bank that has the lien on the title. I feel it is the sales office responsibleity to handle this. Thy are getting 8%
    Of the sale (9,600).

    However we close on March 15, 2017 for our new home and now we won’t have the proceeds for the down payment. Do you have any advise on how we can expedite this process.

    • John Fedro

      February 4, 2017

      Hi Karen,

      Thank you for reaching out and connecting. Congratulations on your home tentatively selling at the end of February! Additionally, congratulations on the new home you will be moving into in mid-March! I hope you truly love this new home you will be moving into.

      Absolutely make sure you understand why the sales proceeds to you will be delayed 30 days. In some states a current lien must be paid off and the title physically sent to the park so they can facilitate the transfer to the new buyer. This may mean that the buyer will not get a title in her/his name for three or more weeks. Again, this varies from state to state. The park should also give you specific instructions on what to do when you call the bank about the lien on the title. I do agree with you that the park should be crystal clear in what they expect from you as they should be doing most of the work that they can do. With that said they may need you to do one or two things as you are the one listed on the loan, and not the park itself.

      I’ve received other emails and comments on this website from sellers who’ve done business with their own mobile home community and who have yet to receive titles (if purchasing) or profit/cash due the seller (if selling). What I mean by this is that some mobile home parks seem to flat-out steal or misrepresent what they are doing. Some parks make excuse after excuse and may never provide you with the full profit you are owed. Some parks think they hold all the cards and their tenants will not do anything to fight back. I mention this only as an FYI because if the park sounds shady or something fishy is going on, this may be the case.

      With all this said, if the park does give a valid reason as to why the proceeds will be delayed dirty days, there is little you can do with arguing with them to get your money sooner. You may be able to buy them out of the contract and work directly with this purchaser if the buyer is willing to pay you the money in exchange for working one on one directly with you. This may allow you to receive the money days or weeks sooner if you are able to not utilize the park for the closing procedure. You may still have to pay the 8%, however things may get done a lot quicker with the park out of the picture. Again, I know so little about this property and the details so perhaps the park is doing 100% the correct thing and also taking the most speedy course of action.

      Moving forward I hope this helps and starts to make sense. If and when you ever have any follow-up questions or concerns please never hesitate to reach out any time. Keep in touch. All the best.

      Talk soon,
      John

  • Jennifer L Walling

    January 31, 2017

    Hi john,

    I own a mobile home in NJ and lost the title. I am the owner on record. What do I need to get a duplicate title. MVC of NJ hasnt repsonded to me.

    • John Fedro

      February 4, 2017

      Hi Jennifer,

      Thank you for reaching out and connecting. I regret to hear you are not able to get in touch with the MVC however there is absolutely an easy procedure for you to obtain a duplicate title. In New Jersey you will want to get in touch with the Department of Motor Vehicles in person if possible. Make sure to bring your ID with you. The clerk behind the desk will provide you with a form to fill out and a small fee to pay. They may be able to print you out a title while you are there for an extra small fee. Again, it doesn’t surprise me that these people did not call you back. When dealing with the state this sometimes does happen. Get up and go to the DMV yourself and the issue should be taken care of within a matter of minutes. This is of course assuming you are truly the owner and all current taxes and back taxes have been paid. If this is not the case then taxes will need to be brought current before a duplicate title can be reissued. This is not always the case from state to state, however it typically is the norm. I hope this helps and make sense moving forward. If you have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • Carole M.

    February 7, 2017

    Hey John,

    I was recently given a mobile home by my parents. They originally bought the home in 2009 from the lady that they paid lot rent for a different mobile home on the same land. My parents never put the titles into their name unfortunately, and now the owner is deceased. Her grandson bought the property after her death and is saying that he doesn’t own the house although tax records say he does. Is there a way to file for a lost title of some sort to get this rightfully in my name?

    • John Fedro

      February 14, 2017

      Hi Carole,

      Thank you for reaching out and connecting. It looks as if you are writing in from North Carolina, if this is correct and I would first encourage you to contact the local Department of Motor Vehicles with the mobile homes vehicle identification number or serial number or title number if you have it. We first need to understand who owns the mobile homes and if there are titles still filed for the properties. You will also be able to check if there any liens on the titles and if taxes are current. If the mobile homes are considered “real property” and legally married to the land they sit on then there will be the extra step of going to the property appraisers to let them know the homes are now personal property and that they will be tax differently. However this all starts at the DMV with regards to figuring out who owns these homes and how to get them into your name. If the grandson is friendly then by all means he could provide you a bill of sale and also obtain a “duplicate title” from the DMV if he has his grandmother’s death certificate. With all this said make sure you explain your situation to the clerk over the phone or personally at your local Department of Motor Vehicles. If you have any follow-up questions or concerns please never hesitate to comment back any time. I hope this helps and starts to point you in the right direction. All the best. Keep in touch.

      Talk soon,
      John

  • Christina

    February 7, 2017

    Just a question. I bought this mobile home just last week. I signed a article of agreement. He had told me that he had to dig out the title during the signing. However, it is a week later and he has now changed his tune to he doesn’t know if it has a title. Should I be concerned with buying this house? He said I can use an article of agreement to resell my home is this true? Also can I even move the home out of his park with only an article of agreement?
    Thanks!
    Tina

    • John Fedro

      February 14, 2017

      Hi Christina,

      Thank you for reaching out and connecting. It looks as if you are writing from Ohio. If this is the case then before you become too concerned call up your local title office and provide them the VIN or serial number or title number to the mobile home if you have it. It is important to find out whose name is on this title, if there are any liens, and if the taxes are current. If the title is in the park or owner’s name they can easily get a duplicate title and provide this to you.

      With everything set above, the certainly is concerning a bit. Based on some experience it sounds as if this owner is very absent-minded, neglectful, or downright lying to you about ever having the title. It is my belief that he may or may not have the title however is not wanting to provide it to you in case you ever move the home out of the park or simply because he is unable to get the title for some reason. Depending on how much you paid as a down payment you may wish to back out of the deal if a title cannot be found or resolution cannot be agreed to after contacting the state. They may say that a bill of sale will suffice however in my experience a title is needed. Do you know if he has done this to anyone else in the community?

      Talk soon,
      John

      • Christina

        February 15, 2017

        I was told it was a trade in. I also told him that if there is no title I want my money back plus the money I spend to renovate the home. I have already invested in all new hardwood and new walls plus sub flooring. He said he would work on getting a title. It is a mobile home company that I bought it from so I believe they do have ownership. Yes he has done this many times, stating that bill of sale is enough. I am not sure how I feel about keeping this home without a title. However, I have also spent a lot of time and money on it too.

  • Rosalyn Mayeux

    February 22, 2017

    We have purchased a mobile home and property, unbeknownst to us, that has no dada plate, the tongue and wheels have previously been removed. No record of a demobilization…. Title is nowhere to be found. I had gone to the Clerk of Courts office and spent days trying to find out info to the mobile home with no luck. Its a small town and sometimes things are not done, back then anyway, according to Parish procedures. The only thing I do know is its a 1985, No info on make/model, etc The original owners have passed away, I was in contact with the daughter, who had power of atty, but she has no paperwork regarding the traile, and has gone above and beyond trying to help to no avail.. What can we do and where do we go from here. We cannot get insurance wihout his info

    • John Fedro

      February 23, 2017

      Hi Rosalyn,

      Thank you for reaching out and connecting. Additionally, thank you so much for your detailed comment as the certainly does help me answer your question. Congratulations on purchasing a home that you like. However I do very much regret to hear the home does not have a data plate and you are not able to find any other pertinent information such as the VIN, serial number, or HUD label for the mobile home. The office of motor vehicles may be able to find the mobile home based on the address where it currently sits, however besides this you may simply not be able to obtain an insurance on the home. Without these identifying numbers on the home it would be nearly impossible to find out the pertinent details of this mobile home. Great job going through all the hard work and effort to track down what you have been able to find. I apologize I do not have a magic bullet type of answer for you to solve your questions. In my opinion you have done everything that I can think of. If you are able to find the vehicle identification number, which is sometimes pressed into the steel near the tongue of the mobile home, you can take the VIN and figure out who the owner is and even file for an “abandoned title” since it is on your land. I hope this helps and starts to point you in the right direction moving forward. As always, if you ever have any additional follow-up questions or concerns please never hesitate to reach out any time. All the best.

      Talk soon,
      John

  • Priscilla

    February 22, 2017

    Hi John,

    I’m a mobile home park manager in Indiana. There are four mobile homes currently abandoned in the park. How do I get ownership of these homes for the park owner? Two of them need to destroyed and two are in very good shape. No idea on how to contact the home owners. Any help would be appreciated.

    • John Fedro

      February 23, 2017

      Hi Priscilla,

      Thank you for reaching out and connecting. Obtaining some identifying factors on the mobile home, such as the vehicle identification number, or serial number, or HUD label number, or title number is needed to identify this mobile home with the state. Once you have these identifying numbers please contact the Bureau of motor vehicles to see who owns the homes, if there any liens, and if taxes are current. As the park manager you may likley be able to file for an “abandoned title” with the help of the folks at the Bureau of more vehicles. As long as an identification can be found on these homes then you should absolutely be able to transfer them into the parks ownership. This happens all the time around the country and their is absolutely a procedure and process to move forward in Indiana. With all this said I do encourage you to contact the motor vehicle department in your local area personally and asked them these questions yourself. If you can provide them with a VIN over the phone they will likely be able to tell you the steps in order to take this home and put into your control. Finding the current owners is not needed if you are able to file for an abandoned title. Moving forward if you have any additional questions or concerns please never hesitate to reach out. If you find another easier method please never hesitate to comment back as well. All the best.

      Talk soon,
      John

  • Linda Black

    February 23, 2017

    Hi John, My case is complicated. My mother willed me the mobile home my husband and I are living in. She passed away. We did receive the title, however we misplaced it and have looked all over for it. Anyway it is no where to be found. The company she bought the home at no longer exits. I am having a hard time getting this title. Been sent to different places to get title, no one has copy. Need to get a title if ever we want to sell. Also would like to put this in mine and husbands name. What do I do? Went to our MVD and said something about demoblization fee. Never heard of this. Help!!

    • John Fedro

      February 28, 2017

      Hi Linda,

      Thank you for reaching out and connecting. I very much regret to hear about your mother’s passing. I am happy to say that there absolutely is a procedure to move forward for you to obtain clear title in you and your husband’s name. With that said depending on how this home is owned and titled the procedure will vary a bit. It looks as if you are writing in from Mississippi… If this is correct then I would encourage you to contact your local title Bureau and MVD. Provide them with the mobile homes VIN or serial number. Explain the situation and asked them where you can pick up the correct paperwork to have a title reissued and then placed in your name. You will most likely need to show that you are the true owners, with a copy of the will and/or power of attorney on behalf of your mother. Again, this certainly happens to people all across the state and titles have to be reissued and then transferred into other parties names. You may try calling the state at 601-923-7229 or 601-923-7640 to ask for more help and explain your situation. I hope this helps and starts to point you in the right direction. If you have any follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • Joel

    February 25, 2017

    Hey John I have a question I bought a Mobil home 2 years ago from mr Martin but he didn’t have the title he tell me he lost it so he yes gave me a simple recipe which I lost it, i payed some one to move it to my property, it is any way I can get a title on my name or something to prove that is mine so I can sale it?

    • John Fedro

      February 28, 2017

      Hi Joel,

      Thank you for reaching out and connecting. While having a bill of sale and title are almost always a requirement, I’m happy to say that you might not be in too bad of shape at all. Depending on your state you will likely be able to file for an “abandoned title” because the mobile home is on your land. With that said you do need to have the VIN or serial number or HUD label number of the mobile home so you can find out who is the legal owner and then you may file for an abandoned title. It looks as if you are writing in from Washington state… If this is correct and I encourage you to call her head down to the local DMV to explain your exact situation. Based on the current situation of the home and how it is titled currently, your situation and procedure moving forward will change slightly. I very much encourage you to hear it directly from the state of how to move forward in which fees to pay to get this titled correctly into your name and ownership. Keep in mind you may have to pay some back taxes if these have not been paid in the past few years. I hope this helps and starts to point you in the right direction. If you have any additional follow-up questions or concerns or learn anything else please never hesitate to comment back anytime. All the best.

      Talk soon,
      John

  • Leona

    February 26, 2017

    My father and I bought a mobile home in 1998. The truck jackknifed and damaged our home. The company never repaired the home. I tried to get a lawyer but could not. I’m over the income limit to get legal aid. Lawyers said I had to pay between $1000-$1700 upfront. I am disabled and live on Social Security so I do not have money for a lawyer. My father died and I was stuck with the mobile home. My church gave me $1000 to file bankruptcy. I wanted to give the trailer to the finance company and move back to my home state. I did not have money to rent an apartment or pay moving expenses so I went to a local social service organization. They said that they would help me. A few months later we signed a lease for an apartment. I called the social service organization again to find out how to get the money from them that they promised to help us with. I was told our State did not have a budget so they no longer had money to help us. My mother and I moved ourselves to the new apartment except the furniture. A year later the social service organization paid to move our furniture to the apartment. The problem is I am paying rent for an apartment but also paying lot rent on the mobile home as well as the payment on the mobile home we no longer live in. I have until Aug 2018 before the mobile home is paid in full and I can get the title. I can’t afford to keep paying rent for the apartment we live in plus pay lot rent to the trailer park plus pay the finance company for a trailer I can’t live in. We lived in this trailer with no heat, no water, a broken toilet, and black mold and two elderly parents with lung cancer and heart problems. I don’t know what to do. Since a lawyer will not help me, I don’t know what to do. I called a realtor to see if I could sell the trailer and use part of that to pay the balance of the loan. I was told that I cant sell the trailer until I pay the loan in full and get the title because I cant sell the trailer without the title. The trailer park manager told me as long as the home remains in the park, I have to pay the lot rent as well as pay for the water and electricity even though we no longer live there.

    Is there anything that I can do?

    • John Fedro

      February 28, 2017

      Hi Leona,

      Thank you so much for reaching out and connecting. Additionally, thank you so much for the detailed message as the certainly helps me answer your question and understand your situation. I very much regret to hear about the headache you have gone through in the past few years. Additionally, I regret to hear about your father’s passing. It sounds as if the home is been empty and vacant for some time. I’m also curious about the current condition of the mobile home and the mold that you mentioned. I am unsure of the exact area you are living in and if this home is worth any money from an end-user or an investor. I say this not to insult you, only because I simply have no idea what the home looks like. If you are able to email me over pictures of the home’s current condition and your asking price I would certainly be interested in helping you more. You can reach me at John@mobilehomeinvesting.net. Once I receive some pictures I can certainly give you advice to help sell the home or simply what your options and alternatives are at this point in order to stop the monthly cash flow bleeding. Keep in touch. Look for to talking with you soon.

      Talk soon,
      John

  • Toby

    February 26, 2017

    I rent a lot in Florida Mobile Park and just received a notice on my door asking for a copy of my title and how many occupants. Do they have a right to ask and get a copy of my title?

    • John Fedro

      February 28, 2017

      Hi Toby,

      Thank you for reaching out and connecting. The short answer is, Yes. In fact, most parks will want to see a copy of the title and have it on their file whenever you first move in. Perhaps this park is just slow or they changed management companies and are now “tightening up” their operation. Again, this is quite normal. With that said if you have any additional follow-up questions or concerns please never hesitate to reach out any time.

      Talk soon,
      John

  • jamie powell

    February 27, 2017

    I bought a new mobile home in 2007. Now that I am trying to sale it, we found out that a certificate of Origin has never been sent to the tag office. I contacted the closing attorney that was used in 2007 to close the loan. He said he had no record of a title or certificate of origin. I called the tax office, they said they had no record of a title. I called the mortgage company that issued the loan they have no records and said that the mortgage company that has the loan now should have all the paper work. I called the mortgage company that has the loan now, they said that they have no records of title or certificate of origin. I’m paying a mortgage company every month and we have no title filed. What should I do so I can sale the house?

    • John Fedro

      February 28, 2017

      Hi Jamie,

      Thank you for reaching out and connecting. I very much regret to hear about the situation in headache you are going through from someone’s neglect back in 2007. So this home is not currently registered at all in your state? Have taxes been issued or paid since 2007? Does this home even have a VIN, serial number, or HUD label number? My initial thought would be to contact the manufacturer to see about a certificate of origin or a duplicate one. My next thought would be to contact the state, as you have likely already done, and explain your situation and ask for any help to move forward. This is a new situation that I’ve never run across before. It seems like it was a huge oversight back when this home and loan were issued. Even if the home was immediately attached to your private land, a certificate of origin should absolutely have still been created. With that said the manufacturer or state would have to have some understanding of how to move forward in a situation right title does not currently exist. I apologize I’m not able to give you an easy fix-all type of answer. My thought is this is going to be a little bit more difficult before it gets better, however there absolutely should be a way to move forward as the home does exist and the state wants you to be legit. Moving forward if you learn anything else please feel free to comment back so that we all may learn what the best way is for someone in your situation. Thank you again. Keep in touch.

      Talk soon,
      John