manufactured home title

[Semps]

I'm in a real pickle here. What I have is a modular/prefabricated house. It's not a trailer or mobile home. It sits on a permanent concrete foundation, is constructed of the same grade materials as a conventional home and excedes the minimum square footage requirements of the local ordinances.

I was never informed upon the purchase of the home that it requires a title and vin. Now, I'm trying to sell the house and the land on which it sits. However, without title to the house being registered, the banks will not approve the buyer's mortgage. I have no idea where to find the vin on this house or who would keep records of title.

[rmurray]

Terminology can be very confusing...Sounds like you have a quality, well installed multi sectioned manufactured home. If it has a metal frame under it it is most likely a manufactured home. You have not mentioned its age or which state you are in. Usually titles are issued to original buyers by your states motor vehicle title department..Often mortgage companies require the titles to be retired. In that case the ownership transfers with the real estate it sits on. In most states once the title is retired it can no longer be reissued. Your taxing local authority should have records. Usually if it is part of the real property it will be taxed as part of the real estate as any kind of home would be. If it has NOT had its title retired you receive a separate tax bill often called tags. There will be a vin number stamped into the front cross member of the metal frame which might well be covered by the foundation. All manufactured homes built since 1976 have a data plate attached to a wall ( often in a cabinet or closet) I will be a laminated paper that has all kinds of information including manufactures name, manufacture date and vin number. Let us know which state your in and maybe someone here will be able to point you in the right direction..

[Semps]

The house is about six years old and is located in the town of Boulder, State of Wyoming. In matters of real estate taxes, the house is currently being taxed as permanent. It has no metal frame below it. The wooden sill plates are bolted and chained to the concrete foundation.

[rmurray]

What you are describing IS NOT a manufactured home. The most common terminology is it is a modular home (call by different names in the various states). If so this home DOES NOT (NOR EVER) have a title..This sorta means your buyers lender is STUPID their appraiser would be able to straighten them up. They should be mortgaging this home the same way any other kind of stick built is mortgaged, Have your buyer call his originator and explain the facts..Your home should have a certification label somewhere on or near the electric box. It should certify that it meets your states standards..Remember lenders are cutting cost and do not always have the best trained folks on the front line. He may have to move up the chain of command to a higher level of originator or suggest he consult with a traditional mortgage broker as an alternative..

[Semps]

That is good news. Thank you very much. What you say here probably explains why I didn't receive a title at the time of purchase and installation. Now that the holiday is finally finished, I'll inform my selling agent and perhaps get this "title" issue solved by the end of this week.

I have forwarded a link to this thread to the agent. If he has a question to ask you, I'll tell him to sign into this board with his own user name.

Again, thanks.