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Hi Kristopher,</div>
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I've handled many of these going all the way back to the 2008 mortgage crisis. It's virtually impossible to prove them wrong because your client generally would have no information or evidence to refute their version of the facts. And of course, the prior
owner is unlikely to be available or cooperate with you. I always just go the 90 Notice route because you can get a WOP against squatters, renters, prior owners, and everything in between, so the typical Foreclosure WOP works for every situation. And by
the way, you don't have to wait 90 days to file your Motion for WOP.</div>
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I generally serve the 90 day notice as soon as the client received the Certificate of Sale. Wait for the Certificate of Title to be issued, then file the Motion for WOP, get a hearing within 15-30 more days, then the Judge will often give them 30 more, so
you end up with possession right at about the 90 day mark. Losing valuable time is basically just part of buying a foreclosure. Of course, you can always argue for immediate possession at the hearing and depending on the Judge, might get possession sooner.</div>
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I think Unlawful Detainer is only the appropriate remedy after purchasing a Tax Deed, not a Foreclosure.</div>
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<div style="margin:0px; font-family:"Times New Roman",times"><span style="margin:0px"><span style="margin:0px; color:blue; font-size:11pt"><strong>Cary P. Sabol, Esq. J.D. (2001), LLM (2009)</strong></span></span></div>
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<div id="divRplyFwdMsg" dir="ltr"><font face="Calibri, sans-serif" color="#000000" style="font-size:11pt"><b>From:</b> landten-bounces@lists.flabarrpptl.org <landten-bounces@lists.flabarrpptl.org> on behalf of RPPTL Real Estate Leasing Committee <landten@lists.flabarrpptl.org><br>
<b>Sent:</b> Monday, July 19, 2021 10:02 AM<br>
<b>To:</b> landten@lists.flabarrpptl.org <landten@lists.flabarrpptl.org><br>
<b>Subject:</b> [RPPTL Leasing Committee] 83.5615 Protecting Tenants at Foreclosure Act</font>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif">My client (a private investor) purchased property at the mortgage foreclosure sale. There are occupants in the property other than the owner. My client, who purchased the property at the mortgage
foreclosure sale, told me they squatters. Sao, I filed an unlawful detainer action.</span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif"> </span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif">The occupants filed an answer stating they are tenants of the prior owner who was the subject of the foreclosure sale and they are covered by the Florida Protecting Tenants at Foreclosure Act..</span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif"> </span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif">I don’t know what they are, other than their assertion. So, I either go ahead and give them the 90 day notice that is required by the F.S., or I proceed with the unlawful detainer. If I don’t
give them the 90 day notice now and they are tenants, then I’ve lost valuable time.</span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif"> </span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif">If I simply go ahead and give them the 90 notice now and they aren’t tenants, then I’ve wasted my client’s time. </span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif"> </span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif">In the meantime, they aren’t [paying rent to my client and I doubt they are paying rent to the prior owner.</span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif">Anyone have any suggestions?</span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif; color:#002060">Kristopher E. Fernandez, Esquire</span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif; color:#002060">Florida Bar Board Certified Real Estate Attorney</span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif; color:#002060">114 S. Fremont Avenue</span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif; color:#002060">Tampa, FL 33606</span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif; color:#002060">(813) 832-6340</span></p>
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<span style="font-size:10.0pt; font-family:"Arial",sans-serif; color:#002060">(813) 601-3257 (after hours)</span></p>
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