All Forum Posts by: Ashley G.

I learned this the hard way, go down to the redemption department and make sure you let them know who you are and ask they upload papers from you stating any repairs you have made and any proofs of contact. If you have a dishonest taxpayer they do have the option to file an affidavit stating that you, the investor, have not responded to their written request for redemption amounts, they will then be allowed to redeem the property. You could lose your preservation improvements and insurance premiums. You will have to find a lawyer, file a petition, it will get messy, time-consuming and expensive. If you receive a "verification of expenses form", contact the taxpayer and give them the amount needed to redeem that covers your preservation improvements cost and insurance and then take the proof of contact to the redemption department as well. This is not a requirement so ask nicely that they do this and they will, it will prevent the homeowner from circumventing the process. If they do try the office will already have information from you proving that you have contacted the taxpayer and they will not allow the taxpayer to redeem without your signature approving it.  

Also, anyone purchasing tax delinquent property in Alabama should really go to Denise Evans website and get her Tax Sale book. Denise's book is worth every penny and then some. If I had purchased this book before I purchased my first tax property I could have saved myself a bit of a headache. Luckily I had it when the taxpayer pulled this nasty stunt.  The form I needed to undo the redemption was there in the appendix along with case law and information about the redemption process. 

@ Ned Carey thanks for your input.

@Denise Evans the post is missing. My @ is not working either, glad to know it's not me

@ Pamela Holmes I am interested in purchasing some of your tax liens.

@Keith Thompson In Alabama, and @Denise Evans correct me if I am wrong, owning the certificate gives you the right to secure the properties and then some although there are different requirements depending on occupancy and cooperation of the owners/tenants. 

It is good to know that if the Bankruptcy thing came up an attorney could potentially handle it. Thanks for your input. Will you update on how that works out? 

@Roy Oliphant, thanks whats the name of the book you recommend?

@Denise Evans  Thank you for the information. I want to make sure I understand correctly one thing. If I am unfortunate enough to purchase a deed on a voided sale I can cure this through adverse possesion for three years, but only if it was already abandoned or they voluntarily leave after receiving an ejectment letter. Am I getting that right?  What happens if they refuse to vacate, I file an ejectment and it is discovered the tax sale was void?

@Ned Carey Thank you for the info. I am primarily buying in Alabama, Florida, Georgia, and DC but I do plan to eventually venture into other areas that are favorable to tax sales, so all information is useful. 

Are there any other circumstances that could void the sale? I have read that in AL calling the wrong name at the auction can be a reason or death of the taxpayer. I did not see anything about Bankruptcy but I figured there could be more possibilities that I might not be aware of. 

How do you verify the validity of a tax sale? In the case that you do purchase a tax lien or deed are there any measures that can be taken to protect your investment (preservation improvements ect). Also is there anything that can be done beforehand to protect your interest or at least alert you to the possibility of a void tax sale?