This publication has written at least seven stories regarding the dangers of closing and insuring non-owner-occupied properties. All the articles expressed the dangers of properties that are not owner-occupied. Any time a vacant property is being sold, all parties in the transaction should be on high alert for red flags. Here is a story about a sale transaction at a title company around the corner — for a vacant land.
The property was obtained by the seller in 1972, and they had held title in the name of a trust until 2011, when title transferred to a limited liability company (LLC). The purported managing member of the limited liability company (LLC) submitted the operating agreement, and the title company ordered the certificate of good standing.
The LLC was a special purpose entity created solely to hold title for the subject property. The members of the LLC reside in Boca Raton, Florida. The property was free and clear of any encumbrances and the transaction, an all-cash deal, was set to close. The escrow officer contacted the seller to schedule the signing appointment.
The managing member requested the signing be scheduled for June 6, 2022, in Perry, Georgia. The purported managing member did not realize he would be required to sign under the supervision of an attorney in Georgia.
⚑ When the attorney who agreed to conduct the signing called to confirm the signing appointment, the signing was cancelled by the managing member, as he said he was leaving town and was too busy.
⚑ The following week, the managing member scheduled a new signing appointment
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