Expert: Michael McClure - 10/16/2008

Question
My sister looked at a mobile home in Stockton, CA that a private seller had. [It is vacant as the lady moved ]. I told my sister when she said she wanted to make an offer to make sure the seller had clear title and to ask about the taxes and if they were current. The seller told her that she did not have title/registration, just a Bill of Sale from the woman she bought it from in 1990. My sister said you never put it in your name. She said "I called the state when I bought it and they said I did not have to do anything". About the taxes she said, "Oh, I don't pay any taxes on the mobile, the park takes care of that". Does any of this sound right?
According to what I read on the Manufactured Housing site you need to transfer the mobile upon purchase, pay a use tax, and decide if you are going to pay annual tax through the county assessor or HCD.
Your suggestion?

Answer
Hi Joanna...you are exactly right with your opinion on this deal.
If the home has no title, it needs one, (HCD local office can do this. It's similar to a car title...you wouldn't buy a car without having the paperwork in order!
Sounds really fishy...I hear this a lot...people need to go through escrow and let them do a title search and tax clearance. They also collect the appropriate fees involved. Who knows...there could be a loan against the place as well.
Hope no $$ has changed hands yet....Sis will have to be approved by the park before any of this should be done.  I would suggest a home inspection also, as you don't know how well things have been maintained.
I think you just saved your sister lots of grief...hope it works out...good luck.   "~ Michael