Like I said, JP court judges in Texas are elected officials and are not bound by precedent so emotions can be part of the equation 

Yes tax lien generally first though it can depend on the taxing authority of the municipality in rare instances. construction liens are usually at the same priority as mortgages it just depends on when the work was started.

In others, professional engineers and/or State licensed designers are authorized for design, again with regulatory agency oversight.Since the area in which I work is very strict, I will speak to those rules.

I look forward to getting to know you all and am happy to officially be a part of the community!

Hello everyone, this is my first official post on BP!

But to be clear, if an agent sends in Any offer on the property I am obligated to forward it to the seller with the “I have to send this to you, but we can’t accept it” email....unless I already have written authorization to ignore offers below a certain price, which I regularly did.Also, No agent has any legal obligation to write up an offer for you.....agents get to choose who, and on what terms, they do business with.The reason is simple....you’re not dealing with an emotional or desperate seller (in the typical sense) and as a competent short sale agent I already Know what contract price the bank is likely to accept.  

Go with them through every stage, from having notice prepared and posted, to filing for the court hearing, to being in the courtroom when they appear in front of the judge/magistrate (whatever they call the authority in your state).Ask the attorney or their assistant about any documents/procedures you don't understand. 

And no need to worry about state specific advice, I will be running everything past a FL attorney for confirmation, just looking for high level theories and ideas here so I'm not a total newbie when I sit in front of an attorney and published author :). 

It's not directly related to rental history, true - but it does kind of paint the picture of the kind of person you are dealing with: lack of respect for authority and rules.  

The UK regulator is the FCA (Financial Conduct Authority; the UK's version of the SEC).