[CLC-Discussion] Notice of Contest of Lien question

Wed Sep 6 07:49:04 PDT 2023

Having the trial judge enter an order discharging the lien is the best way to proceed since title insurers are unlikely to trust the potential non-existence of an event as a basis to underwrite title.  Trusting that a title company will proceed simply by showing the existence of the lawsuit and lienor's failure to file a counterclaim within 20 days will, in my experience, result in a delayed closing.  I would take the extra step and make sure the transaction is not scuttled.

Chip Bachara

Managing Partner - Board Certified in Construction Law

BACHARA CONSTRUCTION LAW GROUP

One Independent Dr., Ste. 1800, Jacksonville, FL 32202

Phone: 904.562.1060 | Direct Line: 904.562.1066

Website | Biography | Download vCard

Confidentiality Notice: This message is being sent by or on behalf of a lawyer. It is intended exclusively for the individual or entity to which it is addressed. This communication may contain information that is proprietary, privileged or confidential or otherwise legally exempt from disclosure. If you are not the named addressee, you are not authorized to read, print, retain, copy or disseminate this message or any part of it. If you have received this message in error, please notify the sender immediately by e-mail and delete all copies of the message.

-----Original Message-----
From: clc-discussion-bounces at lists.flabarrpptl.org <clc-discussion-bounces at lists.flabarrpptl.org> On Behalf Of RPPTL CLC-Discussion
Sent: Wednesday, September 6, 2023 10:39 AM
To: clc-discussion at lists.flabarrpptl.org
Subject: Re: [CLC-Discussion] Notice of Contest of Lien question

There is a recent case in Fla L. Weekly that was remanded to the trial court for other reasons, but instructed the trial judge to enter an order discharging the  lien.

For what its worth.

J. Thomas McKeel, Esq.

J. Thomas McKeel, P.A.

303 Centre Street, Suite 103

Fernandina Beach, FL  32034

jtm at mckeellaw.com<mailto:jtm at mckeellaw.com>

904-261-9437

-----Original Message-----

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 RPPTL CLC-Discussion

Sent: Wednesday, September 6, 2023 10:23 AM

To: clc-discussion at lists.flabarrpptl.org<mailto:clc-discussion at lists.flabarrpptl.org>

Subject: Re: [CLC-Discussion] Notice of Contest of Lien question

This is a great question from a title perspective. Scott is correct that it is self executing, but if you're trying to get clear title for either a sale or new loan, there's not an easy answer. If it were 100% guaranteed that someone filing suit would record a notice of lis pendens, then the absence of that document in the public records would clear it up, but that's not a 100% guarantee.

Sometimes a title insurer will insure after 60 days (after they probably also check the clerk's docket). But sometimes they won't. I have a couple of times in the past prepared an affidavit for recording that would recite recording and service of the notice of contest (attaching as exhibits the recorded notice and hopefully proof of service from the Clerk), and that I've reviewed the public records and there was no notice of lis pendens recorded, and that I've reviewed the docket and could find no suit that was filed. I suppose that's in theory like the "title opinions" that attorneys used to issue (although those weren't recorded). I think on the most recent one I did (which was probably several years ago) I put in the affidavit the search terms I had used for the searches for the suit and the notice of lis pendens and may have even attached copies of results. It's hard to prove a negative....

You also need to check that it was actually served by the clerk. I had one years ago where the clerk didn't serve it (despite saying they did on the face of the recorded notice of contest), and when the suit was filed, we got into a spat about it. The case ultimately settled so there was never a legal ruling, although I have in my head that there is a published opinion out there where something similar happened, but I don't recall the outcome. Perhaps someone in this august group will have that more at hand than I do.

Bruce Partington | Shareholder

bpartington at clarkpartington.com<mailto:bpartington at clarkpartington.com<mailto:bpartington at clarkpartington.com%3cmailto:bpartington at clarkpartington.com>> | (850) 432-1399<callto:(850)%20432-1399> CLARK PARTINGTON

Office: (850) 434-9200 | Fax: (850) 432-7340

125 East Intendencia Street, 4th Floor

Pensacola, Florida 32502

https://urldefense.proofpoint.com/v2/url?u=http-3A__clarkpartington.com&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=iQXiL3peYedbGnRTjOumbsk5OjqSk9e1_HFDlIssKw4&m=jHgmd93bWK3xGJ5tc8OsTGA7-C6sVDrsmdxZF8-qZJ4rmZSFQcbrbsOAi-m4s9ef&s=0PFEjlrJ6EY0EALfHXYR37CSm9Ju1y2D9NlVedh_EA4&e=<https://urldefense.proofpoint.com/v2/url?u=https-3A__clarkpartington.com_&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=iQXiL3peYedbGnRTjOumbsk5OjqSk9e1_HFDlIssKw4&m=jHgmd93bWK3xGJ5tc8OsTGA7-C6sVDrsmdxZF8-qZJ4rmZSFQcbrbsOAi-m4s9ef&s=1ho_34TxIrODfb7p_WgfFIa0KgH202cdNu95ZgDJhhU&e=<https://urldefense.proofpoint.com/v2/url?u=http-3A__clarkpartington.com&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=iQXiL3peYedbGnRTjOumbsk5OjqSk9e1_HFDlIssKw4&m=jHgmd93bWK3xGJ5tc8OsTGA7-C6sVDrsmdxZF8-qZJ4rmZSFQcbrbsOAi-m4s9ef&s=0PFEjlrJ6EY0EALfHXYR37CSm9Ju1y2D9NlVedh_EA4&e=%3chttps://urldefense.proofpoint.com/v2/url?u=https-3A__clarkpartington.com_&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=iQXiL3peYedbGnRTjOumbsk5OjqSk9e1_HFDlIssKw4&m=jHgmd93bWK3xGJ5tc8OsTGA7-C6sVDrsmdxZF8-qZJ4rmZSFQcbrbsOAi-m4s9ef&s=1ho_34TxIrODfb7p_WgfFIa0KgH202cdNu95ZgDJhhU&e=>>

[cid:logo4_09e57621-d955-46d0-aad5-1c620e3975ef.jpg]

Bruce Partington | Shareholder

Board Certified Specialist in Construction Law bpartington at clarkpartington.com<mailto:bpartington at clarkpartington.com<mailto:bpartington at clarkpartington.com%3cmailto:bpartington at clarkpartington.com>> | (850) 432-1399

CLARK PARTINGTON

Office: (850) 434-9200 | Fax: (850) 432-7340

125 East Intendencia Street, 4th Floor

Pensacola, Florida 32502

https://urldefense.proofpoint.com/v2/url?u=http-3A__clarkpartington.com&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=iQXiL3peYedbGnRTjOumbsk5OjqSk9e1_HFDlIssKw4&m=jHgmd93bWK3xGJ5tc8OsTGA7-C6sVDrsmdxZF8-qZJ4rmZSFQcbrbsOAi-m4s9ef&s=0PFEjlrJ6EY0EALfHXYR37CSm9Ju1y2D9NlVedh_EA4&e=<https://urldefense.proofpoint.com/v2/url?u=https-3A__clarkpartington.com_&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=iQXiL3peYedbGnRTjOumbsk5OjqSk9e1_HFDlIssKw4&m=jHgmd93bWK3xGJ5tc8OsTGA7-C6sVDrsmdxZF8-qZJ4rmZSFQcbrbsOAi-m4s9ef&s=1ho_34TxIrODfb7p_WgfFIa0KgH202cdNu95ZgDJhhU&e=<https://urldefense.proofpoint.com/v2/url?u=http-3A__clarkpartington.com&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=iQXiL3peYedbGnRTjOumbsk5OjqSk9e1_HFDlIssKw4&m=jHgmd93bWK3xGJ5tc8OsTGA7-C6sVDrsmdxZF8-qZJ4rmZSFQcbrbsOAi-m4s9ef&s=0PFEjlrJ6EY0EALfHXYR37CSm9Ju1y2D9NlVedh_EA4&e=%3chttps://urldefense.proofpoint.com/v2/url?u=https-3A__clarkpartington.com_&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=iQXiL3peYedbGnRTjOumbsk5OjqSk9e1_HFDlIssKw4&m=jHgmd93bWK3xGJ5tc8OsTGA7-C6sVDrsmdxZF8-qZJ4rmZSFQcbrbsOAi-m4s9ef&s=1ho_34TxIrODfb7p_WgfFIa0KgH202cdNu95ZgDJhhU&e=>>

[cid:logo4_d1062d3d-30e4-47df-99af-a59488723ed9.jpg]<https://urldefense.proofpoint.com/v2/url?u=http-3A__clarkpartington.com_&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=iQXiL3peYedbGnRTjOumbsk5OjqSk9e1_HFDlIssKw4&m=jHgmd93bWK3xGJ5tc8OsTGA7-C6sVDrsmdxZF8-qZJ4rmZSFQcbrbsOAi-m4s9ef&s=vvjpFPuQ4qusmSYyOWjbWNSD7o_ILBwzFrDuMT5SVks&e=>

________________________________

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 RPPTL CLC-Discussion <clc-discussion at lists.flabarrpptl.org<mailto:clc-discussion at lists.flabarrpptl.org>>

Sent: Wednesday, September 6, 2023 8:50:32 AM

To: RPPTL CLC-Discussion

Subject: [CLC-Discussion] Notice of Contest of Lien question

Hello:

I have a client that recorded the Notice of Contest of Lien and the clerk served it.  No suit was filed and per 713.22 the lien is extinguished automatically.

But how do they show that in public records?  I have not had this issue before. Thank you for the help.

Best regards,

Daniel Greene

Daniel M. Greene, P.A.

Florida Board Certified in Construction Law Florida Supreme Court Certified Circuit Civil and Appellate Mediator P.O. Box 3092 Orlando, FL 32802-3092

407-448-5391

https://urldefense.proofpoint.com/v2/url?u=https-3A__link.edgepilot.com_s_358b25c8_bpkMReFyR0q8cBkR-5FJUvDg-3Fu-3Dhttp-3A__www.dangreenelaw.com_&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=iQXiL3peYedbGnRTjOumbsk5OjqSk9e1_HFDlIssKw4&m=jHgmd93bWK3xGJ5tc8OsTGA7-C6sVDrsmdxZF8-qZJ4rmZSFQcbrbsOAi-m4s9ef&s=M_d9qihTb2NV4rUc60EEo2DSL7Ynb5NKDpxI0dwJYXw&e=

dan at dangreenelaw.com<mailto:dan at dangreenelaw.com>

dangreenelaw at gmail.com<mailto:dangreenelaw at gmail.com>

To ensure compliance with Treasury Regulations (31 CFR Part 10, Sec. 10.35), we inform you that any tax advice contained in this correspondence was not intended or written by us to be used, and cannot be used by you or anyone else, for the purpose of avoiding penalties imposed by the Internal Revenue Code.

___________

NOTE: This e-mail is from Daniel M. Greene, P.A., and is intended for the recipient(s)only. If you received this e-mail in error, please notify the sender immediately, delete the e-mail and do not copy or disclose it. If you are not an existing client, do not construe anything in this e-mail to make you a client unless it contains a specific statement to that effect and do not disclose anything to Daniel M. Greene, P.A. that you expect to be confidential. If you properly received this e-mail as a client, co-counsel or retained expert, you should maintain its contents in confidence to preserve the attorney-client or work product privilege.

_______________________________________________

CLC-Discussion mailing list

CLC-Discussion at lists.flabarrpptl.org<mailto:CLC-Discussion at lists.flabarrpptl.org>

https://urldefense.proofpoint.com/v2/url?u=http-3A__mailman.fsr.com_mailman_listinfo_clc-2Ddiscussion&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=iQXiL3peYedbGnRTjOumbsk5OjqSk9e1_HFDlIssKw4&m=jHgmd93bWK3xGJ5tc8OsTGA7-C6sVDrsmdxZF8-qZJ4rmZSFQcbrbsOAi-m4s9ef&s=WIu4zeczJ55J7pBASwVkzOS5CUJAZwe7hL6A4DCtNkY&e=
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://mailman.fsr.com/pipermail/clc-discussion/attachments/20230906/1abf5907/attachment-0001.html>