[CLC-Discussion] Who can sign liens and releases?

Wed Jul 1 13:41:15 PDT 2020

I agree with your first two examples but not the third. 

To make the point with a possibly overstated example, suppose a person writes up a multipage contract, with exhibits, and all sorts of “Witnisseth” and “Whereas” clauses. Then the client signs it. I simply disagree that by signing the client becomes the preparer. More significantly, in my view your third example is the unauthorized practice of law.

The following quotes are stolen from… I mean the results of research including … a publication called SUMMARY OF UNLICENSED PRACTICE OF LAW CASES

In The Florida Bar v. Sperry, 140 So. 2d 587, 591 (Fla. 1962), judg. vacated on other grounds, 373 U.S. 379 (1963) the Court found that setting forth a broad definition of the

practice of law was "nigh onto impossible" and instead developed the following test to determine whether an activity is the practice of law:

. . .if the giving of [the] advice and performance of [the] services affect

important rights of a person under the law, and if the reasonable protection

of the rights and property of those advised and served requires that the

persons giving such advice possess legal skill and a knowledge of the law

greater than that possessed by the average citizen, then the giving of such

advice and the performance of such services by one for another as a course

of conduct constitute the practice of law.

It constitutes the unlicensed practice of law for a nonlawyer to prepare bankruptcy forms for another. The Florida Bar v. Catarcio, 709 So. 2d 96 (Fla. 1998). This includes the  petition  and any necessary schedules. However, the nonlawyer may sell blank forms necessary for a bankruptcy and complete the forms with information provided in writing by the  individual. The Florida Bar v. Brumbaugh, 355 So. 2d 1186 (Fla. 1978). It also constitutes the unlicensed practice of law for a nonlawyer to represent someone in bankruptcy court. The Florida Bar v. Kaufman, 452 So. 2d 526 (Fla. 1984).

The Supreme Court of Florida has held that a nonlawyer may prepare the notice to owner and notice to contractor required by the mechanics lien statute. The Fla. Bar re: Advisory  Opinion - Nonlawyer Preparation of Notice to Owner and Notice to Contractor, 544 So. 2d 1013 (Fla. 1989). However, a nonlawyer may not prepare liens or give legal advice  regarding the statute. The Fla. Bar re: Advisory Opinion - Activities of Community Association Managers, 681 So. 2d

1119 (Fla. 1996).

The bankruptcy cases give the best example of why I disagree with the third point. If all the nonlawyer does is type up a form with information supplied by the client, it isn’t UPL. If the non-lawyer gives any advice on what to put in the form, that’s the practice of law, and in my opinion makes the non-lawyer the preparer of the form.

Regards,

Langfred W. White, Esquire

Board Certified in Construction Law

The Law Offices of Langfred W. White, PA

P.O. Box 8334

Clearwater, FL 33758

Email:  <mailto:lan at lwwhiteattorney.com> lan at lwwhiteattorney.com

Phone: (727) 422-5064

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From: clc-discussion-bounces at lists.flabarrpptl.org <clc-discussion-bounces at lists.flabarrpptl.org> On Behalf Of Dan Vega
Sent: Wednesday, July 1, 2020 3:38 PM
To: Weintraub, Lee <lweintraub at beckerlawyers.com>
Cc: clc-discussion at lists.flabarrpptl.org
Subject: Re: [CLC-Discussion] Who can sign liens and releases?

Again, if an employee of the client prepares the form and it is reviewed and signed by the owner’s president, the lienor prepared it.

if the lienor’s president’s daughter types up the form consulting with her dad and the dad/president reviews and signs it, it is same thing – the lienor prepared it.

If the lienor goes to his lawyers office (Becker and Poliakoff) to meet you to help him fill out the form, and you do but he reviews and signs it,  Lienor prepared it.  

Daniel R. Vega, Esq.

Florida Board Certified in Construction Law

Florida Supreme Court Certified Circuit Court Mediator

Taylor Espino Vega & Touron, PLLC

201 Alhambra Circle, Suite 801

Coral Gables, Florida 33134

Telephone: (305) 443-2043

Facsimile:  (305) 443-2048

Cell:  (305) 962-5186

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From: Weintraub, Lee <lweintraub at beckerlawyers.com <mailto:lweintraub at beckerlawyers.com> > 
Sent: Wednesday, July 1, 2020 3:23 PM
To: Dan Vega <DVega at TEVTLaw.com <mailto:DVega at TEVTLaw.com> >
Cc: Reese J. Henderson, Jr. <Reese.Henderson at gray-robinson.com <mailto:Reese.Henderson at gray-robinson.com> >; clc-discussion at lists.flabarrpptl.org <mailto:clc-discussion at lists.flabarrpptl.org> 
Subject: RE: [CLC-Discussion] Who can sign liens and releases?

Clients can always do things for themselves.  If a third party does it for someone else, that third party needs to be a lawyer (in this situation).

Lee

A.

Weintraub

Shareholder
Board Certified in Construction Law
Chair, Public Private Partnerships Practice Group
Vice Chair, Construction Law and Litigation Practice Group

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Becker & Poliakoff

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From: Dan Vega <DVega at TEVTLaw.com <mailto:DVega at TEVTLaw.com> > 
Sent: Wednesday, July 1, 2020 3:22 PM
To: Weintraub, Lee <lweintraub at beckerlawyers.com <mailto:lweintraub at beckerlawyers.com> >
Cc: Reese J. Henderson, Jr. <Reese.Henderson at gray-robinson.com <mailto:Reese.Henderson at gray-robinson.com> >; clc-discussion at lists.flabarrpptl.org <mailto:clc-discussion at lists.flabarrpptl.org> 
Subject: Re: [CLC-Discussion] Who can sign liens and releases?

[EXTERNAL EMAIL]

That would happen to any client who prepares its own liens lee.   

The noc would also be recorded against the wrong property.   

What is the point?  That only lawyers should prepare liens?  

If lienor can prepare lien, the fact lienor signs it, means client prepared it.   Like anything else. I can draft a letter for you.  If u sign it and send it out, you prepared it.   

Sent from my iPhone 

Daniel R. Vega, Esq.

Florida Board Certified in Construction Law

Florida Supreme Court Certified Circuit Court Mediator

Taylor Espino Vega & Touron, PLLC

201 Alhambra Circle, Suite 801

Coral Gables, Florida 33134

Telephone: (305) 443-2043

Facsimile: (305) 443-2048

Cell: (305) 962-5186

E-mail: dvega at tevtlaw.com <mailto:dvega at tevtlaw.com>  

On Jul 1, 2020, at 2:38 PM, Weintraub, Lee <lweintraub at beckerlawyers.com <mailto:lweintraub at beckerlawyers.com> > wrote:

And if the NOC was incorrect and she liened the wrong property, I hope she has insurance.  Reliance on an NOC is not a defense to a defective lien.

Lee

A.

Weintraub

Shareholder
Board Certified in Construction Law
Chair, Public Private Partnerships Practice Group
Vice Chair, Construction Law and Litigation Practice Group

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Becker & Poliakoff

1 East Broward Blvd., Suite 1800

Ft. Lauderdale, 

FL 

33301

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 <tel:954.985.4147> 954.985.4147

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From: clc-discussion-bounces at lists.flabarrpptl.org <mailto:clc-discussion-bounces at lists.flabarrpptl.org>  <clc-discussion-bounces at lists.flabarrpptl.org <mailto:clc-discussion-bounces at lists.flabarrpptl.org> > On Behalf Of Dan Vega
Sent: Wednesday, July 1, 2020 2:35 PM
To: Reese J. Henderson, Jr. <Reese.Henderson at gray-robinson.com <mailto:Reese.Henderson at gray-robinson.com> >
Cc: clc-discussion at lists.flabarrpptl.org <mailto:clc-discussion at lists.flabarrpptl.org> 
Subject: Re: [CLC-Discussion] Who can sign liens and releases?

[EXTERNAL EMAIL]

No. But she can copy the legal from the notice of commencement 

Sent from my iPhone 

Daniel R. Vega, Esq.

Florida Board Certified in Construction Law

Florida Supreme Court Certified Circuit Court Mediator

Taylor Espino Vega & Touron, PLLC

201 Alhambra Circle, Suite 801

Coral Gables, Florida 33134

Telephone: (305) 443-2043

Facsimile: (305) 443-2048

Cell: (305) 962-5186

E-mail: dvega at tevtlaw.com <mailto:dvega at tevtlaw.com>  

On Jul 1, 2020, at 1:23 PM, Reese J. Henderson, Jr. <Reese.Henderson at gray-robinson.com <mailto:Reese.Henderson at gray-robinson.com> > wrote:

Here’s a link for the curious - https://caselaw.findlaw.com/fl-supreme-court/1717326.html <https://nam11.safelinks.protection.outlook.com/?url=https%3A%2F%2Fcaselaw.findlaw.com%2Ffl-supreme-court%2F1717326.html&data=02%7C01%7Cdvega%40tevtlaw.com%7C4e7aa5f896c84ab2646908d81df43f6e%7C77483cb9f33c4c7686e8bcfe43eb03ef%7C0%7C0%7C637292282176796094&sdata=D1xaNdWc2uKq0Wp2UkdClPnqENNnKj3%2BzcXVytPk0mY%3D&reserved=0>  

Reese J. Henderson, Jr. | Shareholder
Florida Bar Board Certified in Construction Law
Florida Supreme Court Certified Circuit Civil Mediator
G R A Y | R O B I N S O N

50 North Laura Street, Suite 1100 | Jacksonville, Florida 32202
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Sent: Wednesday, July 1, 2020 1:18 PM
To: Reese J. Henderson, Jr. <Reese.Henderson at gray-robinson.com <mailto:Reese.Henderson at gray-robinson.com> >; Dan Vega <DVega at TEVTLaw.com <mailto:DVega at TEVTLaw.com> >; Barry Kalmanson <bkpa1 at aol.com <mailto:bkpa1 at aol.com> >
Cc: clc-discussion at lists.flabarrpptl.org <mailto:clc-discussion at lists.flabarrpptl.org> 
Subject: Re: [CLC-Discussion] Who can sign liens and releases?

This message originated outside of GrayRobinson.

  _____  

Take a look at SC13-889. It may be helpful. Deals with property mangers but seems very instruction and has a lot behind it. 

Adam C. Linkhorst, Esq.

Linkhorst & Hockin, P.A.

C - 954.562.9199

W - 561.626.8880

  _____  

From: clc-discussion-bounces at lists.flabarrpptl.org <mailto:clc-discussion-bounces at lists.flabarrpptl.org>  <clc-discussion-bounces at lists.flabarrpptl.org <mailto:clc-discussion-bounces at lists.flabarrpptl.org> > on behalf of Reese J. Henderson, Jr. <Reese.Henderson at gray-robinson.com <mailto:Reese.Henderson at gray-robinson.com> >
Sent: Wednesday, July 1, 2020 11:09:26 AM
To: Dan Vega <DVega at TEVTLaw.com <mailto:DVega at TEVTLaw.com> >; Barry Kalmanson <bkpa1 at aol.com <mailto:bkpa1 at aol.com> >
Cc: clc-discussion at lists.flabarrpptl.org <mailto:clc-discussion at lists.flabarrpptl.org>  <clc-discussion at lists.flabarrpptl.org <mailto:clc-discussion at lists.flabarrpptl.org> >
Subject: Re: [CLC-Discussion] Who can sign liens and releases? 

Dan:  Does your 15 year old daughter know how to prepare a proper legal description of the property that your client’s lien will encumber?  Does your daughter, or any layperson for that matter, appreciate the gravity and potential ramifications of making an error in the calculation of the lien amount (i.e., fraudulent lien exposure)?  Preparing a lien is hardly a trivial task.

Reese J. Henderson, Jr. | Shareholder
Florida Bar Board Certified in Construction Law
Florida Supreme Court Certified Circuit Civil Mediator
G R A Y | R O B I N S O N

50 North Laura Street, Suite 1100 | Jacksonville, Florida 32202
T: 904-598-9929 | F: 904-598-9109 | D: 904-632-8459
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From: clc-discussion-bounces at lists.flabarrpptl.org <mailto:clc-discussion-bounces at lists.flabarrpptl.org>  <clc-discussion-bounces at lists.flabarrpptl.org <mailto:clc-discussion-bounces at lists.flabarrpptl.org> > On Behalf Of Dan Vega
Sent: Wednesday, July 1, 2020 1:01 PM
To: Barry Kalmanson <bkpa1 at aol.com <mailto:bkpa1 at aol.com> >
Cc: clc-discussion at lists.flabarrpptl.org <mailto:clc-discussion at lists.flabarrpptl.org> 
Subject: Re: [CLC-Discussion] Who can sign liens and releases?

This message originated outside of GrayRobinson.

  _____  

What does prepare the lien mean?   

My 15 year old daughter can take the form in the statute and fill the blanks with the info provided by a client.  The client then signs it.   

Who prepared the lien? 

Sent from my iPhone 

Daniel R. Vega, Esq.

Florida Board Certified in Construction Law

Florida Supreme Court Certified Circuit Court Mediator

Taylor Espino Vega & Touron, PLLC

201 Alhambra Circle, Suite 801

Coral Gables, Florida 33134

Telephone: (305) 443-2043

Facsimile: (305) 443-2048

Cell: (305) 962-5186

E-mail: dvega at tevtlaw.com <mailto:dvega at tevtlaw.com>  

On Jul 1, 2020, at 12:52 PM, Barry Kalmanson <bkpa1 at aol.com <mailto:bkpa1 at aol.com> > wrote:

As far as the execution of liens the word "attorney" was removed from the statute in 1977. Now Section 713.08(2) does not provide authority for an attorney to execute liens unless the attorney happens to be "acquainted with the facts stated therein." This highly unlikely unless the attorney also works as an employee of the lienor.  This makes a fun day in a deposition.

As far as releases go any individual with authority (including attorneys) can execute releases. Section 713.20 does not include a limitation on who can sign the releases of lien. 

Under Section 713.08(2) the discussion becomes much more interesting as to who can prepare the liens . Many throughout the state that are not permitted are preparing liens. This is clearly the unlicensed practice of law.  The Florida Bar has sent cease and desist letters to various companies and non-lawyer individuals for preparing liens.

Sincerely,

Barry Kalmanson

500 N Maitland Avenue

Suite 305 

Maitland, Fl. 32751

407-645-4500 x 215

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-----Original Message-----
From: Bruce Partington <bpartington at clarkpartington.com <mailto:bpartington at clarkpartington.com> >
To: Jeffrey Price <jeff at npw-law.com <mailto:jeff at npw-law.com> >; clc-discussion at lists.flabarrpptl.org <mailto:clc-discussion at lists.flabarrpptl.org>  <clc-discussion at lists.flabarrpptl.org <mailto:clc-discussion at lists.flabarrpptl.org> >
Sent: Wed, Jul 1, 2020 10:24 am
Subject: Re: [CLC-Discussion] Who can sign liens and releases?

For what it’s worth, and 692 is part of it, it’s been my policy for years never to sign liens or releases on behalf of clients. Another reason is that the jurat is taking an oath that what is in it is true, and I think it’s best that clients do that. (A release would formally probably only require an acknowledgement, but a lien definitely requires a jurat).

I think the beginning of 692.01 makes it relatively clear:

Any corporation may execute instruments conveying, mortgaging, or affecting any interest in lands by instruments sealed with the common or corporate seal and signed in its name by its president or any vice president or chief executive officer. Assignments, satisfactions, or partial releases of mortgages and acquittances for debts may be similarly executed by any corporate officer. 

But, read carefully, that only applies to acknowledgements, not jurats, because pretty much all instruments affecting any interests in lands, except a construction lien, require only an acknowledgement. 

Bruce Partington | Shareholder
bpartington at clarkpartington.com <mailto:bpartington at clarkpartington.com>  |  <callto:(850)%20432-1399> (850) 432-1399

CLARK PARTINGTON
Office: (850) 434-9200 | Fax: (850) 432-7340 
125 East Intendencia Street, 4th Floor 
Pensacola, Florida 32502 
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From: clc-discussion-bounces at lists.flabarrpptl.org <mailto:clc-discussion-bounces at lists.flabarrpptl.org>  <clc-discussion-bounces at lists.flabarrpptl.org <mailto:clc-discussion-bounces at lists.flabarrpptl.org> > On Behalf Of Jeffrey Price
Sent: Wednesday, July 1, 2020 9:05 AM
To: clc-discussion at lists.flabarrpptl.org <mailto:clc-discussion at lists.flabarrpptl.org> 
Subject: [CLC-Discussion] Who can sign liens and releases?

Delivered a partial lien release for a single condo where client has a lien on the entire complex. This was the 6th at this condo for routine sales (Miami-Dade) and was no different that the other 5 (or other 20-some in the last 6 months on other complexes). The release was prepared by me (Attorney for Lienor), signed by me as “Agent/Attorney for Lienor.”  

Got into a dispute about the release form (not the amount). First they wanted the jurat changed to duplicate the language as of Jan. 1, 2020 (despite the statute saying the jurat “must be in substantially the following form”). Whatever. Fine.

But then this is forwarded to me. I called “Connie” but because I am not a member of “The Fund” she refused to discuss anything and hung up the phone. (You that have dealt with me can understand, hell, I don’t even like talking to me in a mirror). 

Question – has anyone ever heard of this line of reasoning? Does 692 have anything to do with 713 liens and releases?

“The release is signed an agent of a Florida corporation.  Under Sec. 692.01, F.S.,  a corporate officer may sign partial releases of mortgages and acquittances for debts. There is no authority for anyone other than a corporate officer to sign such a document.”

connie Clark

Senior Underwriting Counsel 

P: 800.432.9594 

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