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<p class="MsoNormal">Notwithstanding the date of the NOC, the Lender is entitled and should be taking steps to protect the collateral pledged to secure the debt if necessary and to cure any clouds on title to its collateral. The problem is that they will add
all their fees and costs to the borrower’s balance. I would encourage the Lender to first file a notice of contest of lien to keep the costs low because if the lienor does not file suit within 60 days, then the cloud on title is cured without the need to
file suit. This is the least expensive approach. The owner should separately send the demand for sworn statement to Lienor in the meantime. I do not think the lender can send the demand for sworn statement but there may be a case that says Lender can do
so when the CLA or other loan documents assign rights to the lender to challenge any liens.
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">If the NOC was recorded before the mortgage, I would argue for owner that the fees and costs are mostly the lender’s problem to protect their priority which is not the borrower’s problem. There may be a title claim for lender if the NOC
was really recorded earlier and fees should be borne by the title insurer if that is the case after Lender makes a title claim. But it is more likely that Lender is simply taking action to protect their collateral so I would anticipate that fees and costs
will be added to the borrower’s balance. So, it is still in borrower’s best interest for Lender to take least expensive approach to eliminate the lien. <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif">Sherry A. Lambson-Eisele</span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">Partner- Business Litigation Practice Group Leader<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">Boyd & Jenerette, P.A.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">2290 Lucien Way, Suite 260<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">Maitland, FL 32751<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Arial",sans-serif">_________________________________________</span><span style="font-family:"Arial",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">Office: (407) 309-4760 x621<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">Direct: (407) 309-4758
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<p class="MsoNormal"><b><span style="mso-ligatures:none">From:</span></b><span style="mso-ligatures:none"> clc-discussion-bounces@lists.flabarrpptl.org <clc-discussion-bounces@lists.flabarrpptl.org>
<b>On Behalf Of </b>RPPTL CLC-Discussion<br>
<b>Sent:</b> Monday, July 17, 2023 6:09 PM<br>
<b>To:</b> 'clc-discussion@lists.flabarrpptl.org' <clc-discussion@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [CLC-Discussion] Lender asserting rights under 713.21 and 713.31<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Was the notice of commencement recorded before the mortgage, perhaps? That would get the lender really interested.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p><strong><span style="font-size:10.0pt;font-family:"Arial",sans-serif">Bruce Partington | Shareholder</span></strong><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif"><br>
<strong><span style="font-family:"Arial",sans-serif">Board Certified Specialist in Construction Law</span></strong></span></b><b><span style="font-size:9.0pt;font-family:"Arial",sans-serif"><br>
</span></b><span style="font-size:9.0pt;font-family:"Arial",sans-serif"><a href="mailto:bpartington@clarkpartington.com"><span style="color:#02B2EE">bpartington@clarkpartington.com</span></a><span style="color:#02B2EE"> |
<u>(850) 432-1399</u></span><o:p></o:p></span></p>
<p><strong><span style="font-size:10.0pt;font-family:"Arial",sans-serif">CLARK PARTINGTON</span></strong><span style="font-size:9.0pt;font-family:"Arial",sans-serif"><br>
Office: (850) 434-9200 | Fax: (850) 432-7340 <br>
125 East Intendencia Street, 4th Floor <br>
Pensacola, Florida 32502 <br>
<a href="https://link.edgepilot.com/s/a2b769b4/aGv3ZCTdG0uvSPKMsyhMrw?u=https://clarkpartington.com/"><span style="color:#02B2EE">clarkpartington.com</span></a>
<o:p></o:p></span></p>
<p><a href="https://link.edgepilot.com/s/38ae2f25/dQL9OmyJ30_NwuS3BGN4WQ?u=http://clarkpartington.com/"><span style="font-size:9.0pt;font-family:"Arial",sans-serif;text-decoration:none"><img border="0" width="288" height="66" style="width:3.0in;height:.6875in" id="_x0000_i1026" src="cid:image003.jpg@01D9B968.862CCA80"></span></a><span style="font-size:9.0pt;font-family:"Arial",sans-serif"><o:p></o:p></span></p>
<p><span style="font-size:9.0pt;font-family:"Arial",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="mso-ligatures:none">From:</span></b><span style="mso-ligatures:none">
<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">clc-discussion-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>RPPTL CLC-Discussion<br>
<b>Sent:</b> Monday, July 17, 2023 4:56 PM<br>
<b>To:</b> <a href="mailto:clc-discussion@lists.flabarrpptl.org">clc-discussion@lists.flabarrpptl.org</a><br>
<b>Subject:</b> [CLC-Discussion] Lender asserting rights under 713.21 and 713.31<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Hi everyone. Hope all are well.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">I have an issue that has come up that I have not encountered before that involves a construction mortgage lender asserting the rights of the owner under 713.21 and 713.31.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Lender and Owner / Borrower are not adverse (obviously, always the potential for conflict between a Lender and Borrower).<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Lender was granted an assignment of Owner’s right to defend title to the real property to protect the lien granted under the Mortgage.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Contractor has filed a lien that is invalid on its face. Contractor blew 90 days by a mile.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Lender wants to have the lien discharged under a 713.21 action and also include an action under 713.31. I have handled these claims many times but the Plaintiff was always the Owner.<o:p></o:p></p>
<p class="MsoNormal"><br>
I have never seen a scenario where the Lender wanted to contest the lien on its own accord, which it has the right to do under the language in the mortgage.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Has anyone ever dealt with this. Seems straight forward but again, first time I have done it from the context of a lender asserting claim.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Any insight would be greatly appreciated.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Thanks all.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:#000001">Michael J. Barker</span></b><b><span style="font-size:1.0pt;font-family:remialcxesans;color:white"></span></b><b><span style="font-size:1.0pt;font-family:template-a3X8WgCsEe6QfAAiSCOENg;color:white"></span></b><b><span style="font-size:1.0pt;font-family:zone-1;color:white"></span></b><b><span style="font-size:1.0pt;font-family:zones-AQ;color:white"></span></b><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:#000001">Partner</span></b><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#000001">Quintairos, Prieto, Wood & Boyer, P.A.</span></b><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:#000001">12428 San Jose Blvd., Suite 1</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:#000001">, </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:#000001">Email: <a href="mailto:mbarker@qpwblaw.com" target="_blank"><span style="color:#000001">mbarker@qpwblaw.com</span></a></span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:#000001">Mobile: <a href="tel:(904)%20226-3660" target="_blank"><span style="color:#000001;text-decoration:none">(904) 226-3660</span></a></span><o:p></o:p></p>
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<p class="MsoNormal" style="line-height:8.0pt;mso-line-height-rule:exactly"><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white">Arizona </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆ </span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white">California </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white"> Colorado </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white"> Florida </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white"> Georgia </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆ </span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white">Illinois </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆ </span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white">Indiana </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white"> Kentucky </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white"> Louisiana </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white"> Maryland </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white"> Massachusetts</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001"><br>
<span style="background:white">Michigan </span></span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white"> Mississippi </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white"> Nevada </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white"> New Jersey </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Segoe UI Symbol",sans-serif;color:#000001;background:#F0F0F0"> </span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white">New York </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆ </span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white">Rhode Island </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆ </span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white">Tennessee </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆</span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white"> Texas </span><span style="font-size:7.5pt;font-family:"Cambria Math",serif;color:#000001;background:#ECECEC">◆ </span><span style="font-size:7.5pt;font-family:"Arial",sans-serif;color:#000001;background:white">USVI</span><o:p></o:p></p>
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