All Forum Posts by: Gregory Stanley

@Jeremy W.

My process is to determine what will be needed to clear title.  A "quiet title" order is not really of any value if it doesn't address the right issues.  You can actually file and get quiet title on certificated property but it is worthless.

@Gene Walker

Hi Gene, there are specific arcane requirements for certain deeds, such as putting "Redemption" in the title. 

In some Alabama Counties (they all have different procedures to enact Alabama law)  this word will allow the buyer to record the deed without paying recording tax on the assessed value of the property.  Recording a property assessed at $100,000 will cost about $132, while assessing a quit claim redemption deed sold back to the redemptioner will only cost $20.

Also, if you do not present a "negotiated settlement" the county system may not let buyer assess it back.  That's county by county.

Greg Stanley

The new process adopted by Shelby and Baldwin Counties, et al for tax lien sales in 2019 is a nightmare for owners, investors, the community, and the county. But the attorneys will prosper.

Owner's redemption time is cut by three years and there is no more physical notice requirement. Now a property owner can literally first find out their taxes are delinquent when they are being sued for the property.

Large Investors will stay away in droves because their incentive to invest in the county has been taken away by reducing interest rates and ending overbids.  Small investors can no longer move in or rent so they will not buy liens.

The Community will suffer the most because the new law forbids buyers from moving in, renovating, securing, or even fixing a roof leak on these houses. End result: Vagrants, dilapidated houses, Meth labs, and more people struggling with housing.

The county will suffer when property values drop due to abandoned unmaintained houses in the middle of nice neighborhoods and the reduction in investor interest.

The greatest effect of this law will be that now, anyone that buys a tax property will have to hire an attorney. It just isn't possible for a person to judicially foreclose, eject, and quiet a title on the property without an attorney. Yay attorneys. 

Gregory S. Stanley, Esq.

Hi Mike, The list you got is just the start.  Now you look up the tax parcel ID on your county tax collector's web site and you will find sales history, property address, tax history etc.  Once you have the actual address of the property sorted you can type it in on one of the street view programs and get an idea if you want it.  Then drive by, search the county GIS map, search the probate records for liens from previous owners and you are on your way. 

Gregory S. Stanley, Esq.
Alabama Tax Lien Attorney

Thanks @Denise Evans.  Each case is different.  I typically stick to an agreed-upon set fee so the client has no surprises; but as you said, the fee depends on complexity, publication, attorney ad litem, title search, number of defendants, etc.

As an attorney I often find people waste their time and money on incomplete tax property  "quiet title" actions.  If you have spent the time and money to acquire the rights to possess the property, make sure you quiet the title properly otherwise it will not allow you to sell the property.  

Greg Stanley, Attorney

Moderator of Face book's "Alabama Tax Sale Investor's Club"