Buying a mobile home in Massachusetts?

Question

Hoping someone can clarify this for me, I'm trying to avoid having to pay a lawyer if I can.

Has anyone bought a mobile home in MA and what is the process?  They don't seem to be treated as vehicles, they don't seem to be real estate, so what are they?  How do I go about paying tax after the purchase?

There aren't a lot of mobile homes here in MA as far as I can tell, searching the forums didn't yield much (or I wasn't searching for the right keywords).

Cory Bishop · Answer

Hi Victoria,

I am new to the MH business and would love a park owner contact in MA r NH if you had one.  I live on the border.  Also do you know of anyone currently investing in MH in MA and or NH selling them for payments?  I would love to talk with someone and pick their brain.

Victoria Avery · Answer

Hi @Russ Draper,

What city or town are you looking at? I may have a park owner in my contacts that you can speak with to get even more insight.

To your success!

- Victoria

Russ Draper · Answer

In case someone else from Massachusetts comes across this, it seems that all you need is a bill of sale:

http://www.mass.gov/ago/docs/consumer/mhg.pdf

Ownership of a manufactured home is usually proven by a bill of sale or certificate of origin.25 If you are buying a new home from a dealer, the dealer is required by state law to provide a certificate of origin. M.G.L. c. 90D, § 6. If you are buying a previously owned home, it is recommended that you obtain a notarized bill of sale as proof of ownership. You may not receive a certificate of origin for previously owned homes, because, unlike motor vehicle certificates of title, certificates of origin do not have to be signed over to subsequent purchasers of the manufactured home.

Mike Hurney · Answer

@Russ Draper What are the numbers?

Douglas Snook · Answer

I would start with probate records to be sure the person selling it to you is the rightful owner. It could be listed in the probate accounts. If the estate was too small and none was filed that avenue would be closed. Ask the Seller for a title, see what they say. Are you taking a loan? The bank should know what it needs to protect itself.

Is there some kind of identifying serial number on it? Be sure that gets mentioned in a Bill of Sale, if nothing else.

Russ Draper · Answer

Ah, so sitting on 4 brick posts doesn't count as real estate then.  Thank you.

Dean Serrentino · Answer

If or when it is permanently attached to the ground, it is considered real estate, otherwise, it is considered personal property.  I would expect a bill of sale would be sufficient to prove ownership, but I would encourage you to at least consult an attorney.

Russ Draper · Answer

It is in a park now, they only seem to care about being approved for their park fee.  Just wondering how to search for liens and other items if it isn't technically real estate.  Buying from relative of deceased owner (how to prove ownership?).

Douglas Snook · Answer

Who are you buying it from, a park where it all ready is? They should know the answers to your questions.

There should be a title for it but it is not recorded at the registry of deeds. I believe it is like a UCC and you record or register it with City Hall and maybe with the state (again like a UCC) although they may have done away with that requirement.

Hopefully someone else from MA can give you better answers