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<p class="MsoNormal"><span style="color:#1F497D">It also would seem that the lien against the parents’ portion of the property is valid. So if you can’t establish the parents were acting in a agency capacity with respect to their son as suggested by Larry,
do a partial lien release of only the son’s interest in the ppty, take the parent’s interest through foreclosure of your lien and then bring a partition action to require the partitioning of the property based upon the respective interests of the parties’
in the ppty. If the ppty can’t be partitioned because of its nature, I believe the statute allows for a forced sale of the entire ppty and a splitting of the proceeds from the sale based upon the parties respective interests in the ppty.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">George<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><img width="190" height="53" id="_x0000_i1027" src="cid:image003.png@01CD767C.D65A8050" alt="Carlton Fields"></span></b><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><br>
</span></b><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">George J. Meyer</span></b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><br>
Attorney at Law<br>
<br>
4221 W. Boy Scout Blvd., Ste. 1000<br>
Tampa, Florida 33607-5780 <br>
Direct: 813.229.4140 | Fax: 813.229.4133<br>
<br>
<a href="mailto:gmeyer@carltonfields.com">gmeyer@carltonfields.com</a> | <a href="http://www.carltonfields.com">www.carltonfields.com</a>
<br>
<a href="http://www.carltonfields.com/gmeyer/">bio</a> | <a href="http://www.carltonfields.com/load.vcf?type=atty&id=c92aac8a-d713-42f8-bd11-3a5101f160db">
vcard</a> <br>
<br>
<br>
</span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="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""> constructionlaw-bounces@lists.flabarrpptl.org [mailto:constructionlaw-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Larry Leiby<br>
<b>Sent:</b> Thursday, August 09, 2012 9:41 PM<br>
<b>To:</b> RPPTL constructionlaw<br>
<b>Subject:</b> Re: [RPPTL-constructionlaw] construction lien - title question<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">Off the top of my head I would say yes if you can show that the son was aware of the improvement and did not object. The argument is that the parents were acting as agents for the son. If you can’t show that
the son knew then be sure to add counts under 713.11 and a claim for an equitable lien. The language on service of documents is helpful. 713.18(4) but it only addresses service. You have to be concerned with the first sentence of 713.10(1).<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-family:"Arial Rounded MT Bold","sans-serif";color:#215868">Larry R. Leiby, Esq.<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial","sans-serif";color:#1F497D">Malka & Kravitz, P.A.
<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial","sans-serif";color:#1F497D">1300 Sawgrass Corp. Pkwy., Suite 100<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial","sans-serif";color:#1F497D">Ft. Lauderdale, FL 33323<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Phone: 954-514-0984<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Fax: 954-514-0985 e-mail:
<a href="mailto:leiby@mkpalaw.com">leiby@mkpalaw.com</a><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial Rounded MT Bold","sans-serif";color:#1F497D">Board Certified in Construction Law<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial Rounded MT Bold","sans-serif";color:#1F497D">Fla. Supreme Court Certified Circuit Court Civil Mediator<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial Rounded MT Bold","sans-serif";color:#1F497D"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="font-family:"Arial Rounded MT Bold","sans-serif";color:#1F497D">Member, Leiby Alexander Brandt ADR Group, LLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial Rounded MT Bold","sans-serif";color:#1F497D">Member, JAMS Global Engineering and Construction Panel
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial Rounded MT Bold","sans-serif";color:#1F497D">Fellow, College of Commercial Arbitrators<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-family:"Arial Rounded MT Bold","sans-serif";color:#1F497D"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="color:#1F497D"><img border="0" width="112" height="94" id="Picture_x0020_0" src="cid:image001.jpg@01CD767B.F29EA2B0" alt="Description: JAMSadr.com.jpg"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="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:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> [<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Tim Atkinson<br>
<b>Sent:</b> Thursday, August 09, 2012 6:54 PM<br>
<b>To:</b> <a href="mailto:constructionlaw@lists.flabarrpptl.org">constructionlaw@lists.flabarrpptl.org</a><br>
<b>Subject:</b> [RPPTL-constructionlaw] construction lien - title question<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:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0">Hi all,
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0">Crazy question of the day (for me at least):
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0">May a contractor file a lien against property titled as below where the residential improvement contract (over $2,500) was only between
Husband and Wife and contractor (not Son):<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0">Wife, as 7.5 percent tenant in common with Husband, as 42.5 percent tenant in common with Son, as 50 percent owner with Husband and
Son holding their individual interests with right of survivorship only between themselves.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0">Any input or help would be most appreciated!<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0">Best regards,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0">Tim<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#0070C0"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-family:"Verdana","sans-serif";color:#1F497D">Timothy P. Atkinson</span></b><b><span style="font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D">*</span></b><b><span style="font-family:"Verdana","sans-serif";color:#1F497D"><o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";font-variant:small-caps;color:#1F497D">Oertel, Fernandez, Bryant & Atkinson, P.A.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";font-variant:small-caps;color:#1F497D">PO Box 1110, Tallahassee, FL 32302<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#1F497D">850.521.0700-w
</span><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:black">|
</span><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#1F497D">850.521.0720-f
</span><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:black">|
</span><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#1F497D">850.544.5304-m<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D">* Board Certified State and Federal
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D"> Government and Administrative Practice<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#0070C0"><img border="0" width="172" height="57" id="Picture_x0020_1" src="cid:image002.jpg@01CD767B.F29EA2B0" alt="OFBA 60% SM"></span><span style="font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-family:"Verdana","sans-serif";color:#1F497D"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><o:p> </o:p></p>
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