For such a small amount, your title company may also allow you to close escrow with the amount in dispute plus a buffer withheld until the lien is removed and you agreeing to defend and indemnify the title company for its losses if the claimant actually attempts to perfect the lien.

Other claimants?

They usually will take 25-33% of whatever settlement is made between the claimant and the insurance company.

The buyers (after 2 -3 years), are in bankruptcy (chapt 13), but have not listed my client, the sub-ordinate lien holder as a claimant in the case.

As the county see this as profiteering from their point of view all the claimant needs to do is fill out a form and they have a hard time thinking someone who does it for them should make 50% or 30%...

Otherwise you risk a plaintiff/claimant "piercing the corporate veil" and challenging the validity (and thus protection) your entity provides.Sorry for the rambling answer, but I warned you at the beginning!

If done legally and at arms length is probably the best strategy since if there is limited equity to seize, then it is quite possible the claimant with find it hard to get an attorney to take the case.

Recording a deed is constructive notice but title companies, being in the risk business, want to eliminate all foreseeable threats from other potential heirs, claimants and creditors.As a wholesaler, you ought to know more about title and what is required since the key to wholesaling is both identifying opportunities to solve problems and adding value by actually solving them.

All this information can now be made public for use by claimants.  

Looking for mentor to share proceeds with, or at a minimum guidance/direction on locating all documentation required for claimants (would the individual counties be the ones to let me know what they need, or is the documentation universal?)