T****m
发帖数: 193 | 1 急问 产权问题
马上要过户了，现在有这么个问题。经纪人说卖主第一家银行的贷款记录没清除，但是
他做过refinance，所以是个失误而已。产权保险会cover我所有的事情，不用担心。
法盲，所以急问 |
y***j
发帖数: 11235 | |
p******y
发帖数: 3523 | 3 怎么都需要让seller联系那个lender confirm贷款已还清，并且更改为close状态。 |
I******D
发帖数: 256 | 4 现在的压力在title company 和 title insurance company 身上。
如果title company 提供的title commitment没有disclose这个贷款，或者disclose
这个贷款并且说 to be paid off and released, 那么title company认为这个房子
with clean title. 产权过户后出现问题的话，你受title insurance保护，他们需要
赔偿你的损失。但是你要去claim ， 提供材料，还可能上法庭，比较麻烦。而且这种
情况下建议owner's title insurance 买最高的coverage.
如果条件允许，还是等到拿到第一家银行的贷款release的文件再过户；如果条件不允
许，请你联系你的title company，根据他们知道的情况，看看有多大可能是refinance
过程中的一个疏忽; 并且确认好owner's title company的保险范围。 |
T****m
发帖数: 193 | 5 Letter from the lawyer of title company:
-------------------
Okay. I, like you, am willing to conclude that the debt was paid, but that
does not solve the problem. Based on the information below, it does not
appear that a release will ever be forthcoming, and thus, the lien will
remain on title for many more years and we will continue to have to “insure
over” it and issue Letters of Indemnity at a cost to the Company and cover
the additional risk of loss incurred by the insured. Given that the loan
secured thereby does appear to have been paid based on the several
refinances and the passage of time, I offer the following solution. Make
sure the buyer understands the situation and agrees to the following
provision in Schedule B2 of the Commitment and Schedule B of the policy.
On the owner’s and loan policy show the deed of trust as an exception and
then add the following language in the same paragraph as the exception:
“NOTE: Subject to the policy Conditions, the Company insures the Insured
against loss or damage sustained or incurred by the Insured by reason of
enforcement of the above as a lien on the Title.”
This will prevent a marketability claim, but cover the insureds against loss
or damage cause by the enforcement of the lien. By doing this you have
notified the buyer/owner and the lender that an unreleased DOT exists but if
the holder of the unreleased DOT attempts to foreclose that First American
will defend. What First American is not obligated to do is to attempt to
get a discharge or order discharging the DOT in the event that the new owner
wants to sell or refinance or the lender forecloses on the property and
comes into title or either the new owner or lender otherwise encounters a
marketability problem due to the unreleased DOT.
In addition, the seller must execute an indemnity to the Company in the form
attached hereto. We will need a forwarding address of the seller.
Lastly, you will need to charge the seller and extra hazardous risk premium
of $250 all of which will be retained by the Company. |
I******D
发帖数: 256 | 6 我不知道为什么他说it does not appear that a release will ever be forthcoming
， 时间太久了？银行被兼并了？贷款被转卖了？ 一般来说顺藤摸瓜还是应该能找到之
前的证据，只是会比较费时间。
这个email写得挺清楚的，像他说的不太可能拿到release的话，那么这个lien就会一直
跟着你的房子。如果lien holder 跳出来foreclose你的房子，那么First American
Title Insurance Company可以保护你的利益； 但是如果你以后要重新贷款/卖房，恐
怕会有类似的问题，你需要给重新贷款银行/Buyer 提供First American Title
Insurance Company的Letter of Indemnity，他们接受之后才能move on。
BTW， 大部分银行都接受Letter of Indemnity 除了Provident Funding. 另外， 有的
州unreleased DOT （deed of trust） 在recording date 之后40年自动失效，你跟
attorney确认一下你们州的情况，做决定的时候也可以考虑一下这个因素，看看现在离
40年还有多久。 |
T****m
发帖数: 193 | 7 Thank you so much for your detailed reply. My agent finally decided that let
seller do more work to clean their title. But due to long time issue, the
original bank (30 years ago) is hard to be found. I guess I will miss this
house. Also, the seller (85 years old) reject to give us credit caused by
the late close.
Sign... |
T****m
发帖数: 193 | 8 Agent said, 10 years later, this will be released. |
b*d
发帖数: 9308 | 9 不用担心，这个等两天就好了。
【在 T****m 的大作中提到】
: 急问 产权问题
: 马上要过户了，现在有这么个问题。经纪人说卖主第一家银行的贷款记录没清除，但是
: 他做过refinance，所以是个失误而已。产权保险会cover我所有的事情，不用担心。
: 法盲，所以急问
|
