All Forum Posts by: Scott Robinson

Quote from @Nate Williams:

Do you know a real estate attorney?

 I do, but have been relying on the attorney with the title company for their insight so far.  You're right though, time to make some more phone calls.

Quote from @Bill B.:

A quit claim from an authorized WF employee? 
Who’s been paying the property taxes? They would have a pretty good claim. (In many states the county assessor’s website will tell you this.)

 No one is paying the taxes.

I'm wondering if anyone has ever come across a similar situation and what they may have done or if anyone knows how big banks handle deed transfers and who I should reach out to at Wells Fargo.  Here is the situation:

I found a distressed, vacant house, reach out the the heirs of the owner I found in Propstream and get the property under contract. Title commitment comes back a few days later and apparently the seller's mother deeded the property back to WF two decades ago so UW shows Wells Fargo as vested in title. I contact WF REO department to see what the story is, but they can't find any record of the property in their system and have to escalate the matter. WF ends up finding a lien release for my seller's mother from a decade ago, ten years after she deeded the property back to WF. Wells Fargo can't find any indication they still own the property and insist they released their interest in the property and don't own it even though the last deed from 2000 is a deed to WF. Every time I call WF now I get the same response, we don't own that property call the county find out who owns it...well, you do WF... no, we don't maybe the county lost the deed, call them and ask...

So, there is my short story.  Has anyone delt with something like this before?  Does anyone know who/what department handles deed signing/deed transfers for big banks?  The customer service people I get on the phone obviously aren't the people who will be able to solve this for me, so I need to get to the right group.

Thanks for any help you can give!

Has anyone had any success negotiating a lowered payoff for a medicare lien on a property headed for foreclosure auction?  My seller is on hospice and her old house is scheduled for lender auction soon but comes with a substantial medicare lien.  From what I'm reading the medicare lien will be wiped out after the foreclosure, so I'm wondering if medicare will negotiate with us.  Has anyone done this before?

Quote from @Susan V.:

I cannot recommend them

Was there something else you discovered in your process?  I recently came across their name as well and am curious to hear more.  I was quoted 6% for 30 yrs on $500k purchase w/ $200k repairs 85% LTV, so I can purchase 12 units in south Texas.  My antennae is up...

Hi! I'm an investor in North Texas, the DFW area, but spend the month of July in MA and I'd like to start working deals up there. I do a lot of inherited properties in Texas using an affidavit of heirship to avoid probate. Does MA allow for changing title the same way or is there an alternative to probate I should be investigating? Thanks for your help!

I am learning so much this week!  @Davido Davido, I have been trying, unsuccessfully, to talk with someone at Citimortgage who has the power to sell a note, I spoke to Cenlar, the servicing company, and the only managers I could speak to said "no, we wont do that".  In regards to your thoughts on doing repairs and filing a lien, do I have this right: I speak to the 50% owner and get her to contract me to do repairs on the property and I file a lien on the property for those repairs.  Then I threaten foreclosure of the lien on any parties not willing to sign a deed in lieu.  The 50% owner would certainly sign and then I am just dealing with the other heirs.  Is that the general idea?  It seems like a pretty hostile move, but it could certainly be a solution.

@Jerel Ehlert, looks like I may have spoke to soon.  According to the spouse, the property was redeeded when they refinanced 5 years ago, but I have not been able to verify that with the county clerk yet.  I was able to make contact with one of the additional heirs and he is willing to sell, I am meeting him at the property today.  If the spouse is correct, then I could possibly purchase her 1/2 and 1/6 from this new heir giving me 2/3 of the property.

Thanks @Greg H.  This is certainly a murky and risky en devour but there is $100k in equity or more even so if I can make this work it would certainly be worth it.

@Joe Splitrock, great advice!

@Jerel Ehlert, to make this a little more convoluted: H bought the property with his 1st wife and paid it off, they divorced and he remarried most recent W. They then refinanced the property. Since Texas is a community property state I thought the property becomes "theirs" at that point? So, if Sub2 can't work I am left paying off the balance of the loan and purchasing her interest. I've been told that in some states if the spouse is NOT on the deed then the heirs would get 2/3 and spouse would get 1/3. If that is the case in Texas I would be buying a minority share which doesn't make a whole lot of sense I don't think.

Thanks for the insight!

@Lydia R. the husband died with no will.  I have left VM and FB messages for the kids but they wont call me back. @Theresa Harris I think if I buy the mom's interest though that may change their tune.  I don't want to take legal action of course, I would much rather just buy them out.