Title insurers don’t deal with mobile-home issues

Q: We purchased our property (2.4 acres) about 20 years ago. The main house is a mobile home on a concrete foundation. During the process of selling our property, we discovered that the title company that handled our purchase in 1995 made a mistake and never transferred the title of the mobile home to us. It is still in the former owners’ names.

We are unable to sell our property because of this issue. We have already invested money in a new home, but we can’t close until our current property is sold. Any suggestions?

A: Title insurance companies deal with issues relating to the land and permanent improvements located on the land; for example, your ownership of the 2.4 acres and your ownership rights to any attached structures.

The big “however” here is that a mobile home is not considered part of the land; the mobile home is considered personal property, the same way a car or motorboat is. As with cars and boats, you usually have a certificate of title that the seller gives you and you then, in turn, have the state office that issues vehicle certificates issue a new certificate in your name.

You need to see if you received the title to the mobile home 20 years ago and whether you still have it. If you didn’t or don’t, look through your paperwork and see if you can find a bill of sale or other document that specifically transfers the ownership of the home to you. You will then need to follow the requirements set forth by your state in getting a replacement title issued in your name.

If you know where the sellers went and can get in contact with them, you might be able to have them apply for a replacement title for the mobile home and transfer the name to you at the same time.