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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">The counter to Jeff’s argument is that, if I am representing a lien claimant, I might challenge the lender’s standing if either or both of the following are
true: (1) the transfer bond amount is insufficient to cover my client’s claim amount and a realistic amount of attorney’s fees (which would be the case if the lien is for, say, $20,000 or less); and (2) the notice of commencement got recorded BEFORE the mortgage
and my lien therefore primes the mortgage. In short, there are valid scenarios where my client’s lien on the real estate provides greater leverage for settlement purposes than an action for a money judgment against a lien transfer bond surety. And as to
Jeff’s argument there is no prejudice from transfer of the lien, I disagree to the extent that the lien transfer bond amount is too small or the financial wherewithal of the surety is in question. Certain surplus lines sureties aren’t exactly bastions of
financial strength and security. And let’s not forget that you can transfer a lien with a mere cash deposit. If said cash deposit only covers $2,500 worth of attorney’s fees on my client’s $10,000 lien, you better believe my client is prejudiced!<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">That said, I agree that a decent argument can be made that the lender’s interest in protecting its security in the property is a sufficient “interest in the
real property” to support filing a lien transfer bond. It will be interesting to see when or if this issue ever gets litigated.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
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<DIV ALIGN="left"><FONT FACE="Arial"><STRONG>Reese J. Henderson, Jr.</STRONG><BR></FONT><FONT SIZE="2">
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> clc-discussion-bounces@lists.flabarrpptl.org [mailto:clc-discussion-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Jeff Price<br>
<b>Sent:</b> Tuesday, February 05, 2013 1:21 PM<br>
<b>To:</b> clc-discussion@lists.flabarrpptl.org<br>
<b>Subject:</b> [CLC-Discussion] Can a construction lender bond off a construction lien?<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I have had lenders bond off the lien in the past when we were representing the lien holder on commercial jobs. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">In those instances I have never had an objection because I would rather have a fight over a “bucket of money” than over the possibility of having to go through
a foreclosure fight. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">From a statutory standpoint, what “interest” the lender has is not well defined (allowing them to secure the transfer bond). But it would be rather difficult
to argue that the lender had no recognizable interest. The question I have anticipate from the Court has been, “Mr. Price, how has your lien holder-client been prejudiced?” Well, he hasn’t.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I would think the only person who could object would be the Owner. But if the Owner doesn’t object, then what standing do I have? I’m simply saying with my
lien that my client did the work and didn’t get paid. I have to prove that whether there is a transfer bond or not.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#244061">Jeffrey L. Price, Esq.<br>
Florida Bar Board Certified - Construction Law <br>
</span><span style="font-size:8.0pt;font-family:"Calibri","sans-serif";color:#244061"> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#244061">Niesen|Price|Worthy|Campo|Blakey, PA<br>
5216 SW 91st Drive Gainesville, FL 32608<br>
Ph (352) 373-9031 Fax (352) 373-9099<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#244061"><a href="http://npw-law.com">http://npw-law.com</a></span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">
<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a>
<a href="mailto:[mailto:clc-discussion-bounces@lists.flabarrpptl.org]">[mailto:clc-discussion-bounces@lists.flabarrpptl.org]</a>
<b>On Behalf Of </b>Gibbons, Michael<br>
<b>Sent:</b> Tuesday, February 05, 2013 12:32 PM<br>
<b>To:</b> 'Barry Kalmanson'; <a href="mailto:hroberts@carltonfields.com">hroberts@carltonfields.com</a>;
<a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a><br>
<b>Subject:</b> Re: [CLC-Discussion] Can a construction lender bond off a construction lien?<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> The term “interest” may be construed narrowly as referring to different forms of ownership interest (e.g., leasehold, fee simple, ground lease etc.). It
may, however, be interpreted more broadly to include persons interested in the real property by virtue of a legal tie to the property through a recorded mortgage lien or other record encumbrance. I am unaware of any legislative history or case on the subject
but it strikes me that neither the property owner nor the lienor may have an issue with substituted security of a bond. I also doubt that the Clerk would hesitate to accept such a Lien Transfer Bond and issue and record a Certificate of Transfer officially
transferring the Claim of Lien to the security of the Bond.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Michael R. Gibbons (<a href="http://lowndes-law.com/our-people/michael-r-gibbons"><span style="color:black">Bio</span></a>)<o:p></o:p></span></b></p>
<p class="MsoNormal" style="text-autospace:none"><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Shareholder</span></b><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:green">Lowndes, Drosdick, Doster, Kantor & Reed, P.A.<o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:green">215 N. Eola Drive<o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:green">Orlando, FL 32801<o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:green">Phone: 407-418-6378<o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:green">Fax: 407-843-4444<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify;text-autospace:none"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:green">email:
<a href="mailto:michael.gibbons@lowndes-law.com"><span style="color:black">michael.gibbons@lowndes-law.com</span></a><o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify;text-autospace:none"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:green">website:
<a href="http://www.lowndes-law.com/"><span style="color:black">http://www.lowndes-law.com</span></a><o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify;text-autospace:none"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:green"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-bottom:12.0pt;text-align:justify;text-autospace:none">
<span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:green">
<img border="0" height="89" id="Picture_x0020_1" src="cid:image003.jpg@01CE03A6.FE249D70" width="93"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">
<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">clc-discussion-bounces@lists.flabarrpptl.org</a> [<a href="mailto:clc-discussion-bounces@lists.flabarrpptl.org">mailto:clc-discussion-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Barry Kalmanson<br>
<b>Sent:</b> Tuesday, February 05, 2013 12:02 PM<br>
<b>To:</b> <a href="mailto:hroberts@carltonfields.com">hroberts@carltonfields.com</a>;
<a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a><br>
<b>Subject:</b> Re: [CLC-Discussion] Can a construction lender bond off a construction lien?<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">You need to determine if the "lender" has an interest in the real property upon which the lien is imposed.
<o:p></o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Barry Kalmanson<br>
<a href="mailto:bkpa1@aol.com">bkpa1@aol.com</a><o:p></o:p></span></p>
</div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">-----Original Message-----<br>
From: Roberts, Hardy L. <<a href="mailto:hroberts@carltonfields.com">hroberts@carltonfields.com</a>><br>
To: 'Construction Law Discussion' <<a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a>><br>
Sent: Tue, Feb 5, 2013 11:56 am<br>
Subject: [CLC-Discussion] Can a construction lender bond off a construction lien?<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Anyone have any thoughts on this?<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><br>
Hardy L. Roberts</span></b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><br>
Attorney at Law / Board Certified in Construction Law by the Florida Bar<br>
4221 W. Boy Scout Blvd., Ste. 1000<br>
Tampa, Florida 33607-5780 <br>
Direct: 813.229.4105 | Fax: 813.229.4133<br>
<br>
</span><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue"><a href="mailto:hroberts@carltonfields.com">hroberts@carltonfields.com</a></span><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"> | </span><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue"><a href="http://www.carltonfields.com">www.carltonfields.com</a></span><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">
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of this inadvertent delivery.</i> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"> <o:p></o:p></span></p>
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<pre style="background:white"><tt><span style="color:black">_______________________________________________</span><o:p></o:p></tt></pre>
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