Tax Deed Vesting – How It Can Cost You Big Time..

Improper tax deed vesting (the legal assignment of title and ownership of a property) is a common mistake. Scenarios can include everything from invalid LLC’s to misspelled names. Take a few minutes to save yourself thousands of dollars in legal fees and months of time by getting this right from the start!

First, if the clerk issues a wrongly assigned deed due to their error, then you can likely amend this with a Corrective Deed. Check out more about scrivener’s errors and how to deal with them here!

More complicated situations arise when a Corrective Deed can’t be issued. If you’re vesting a property in the name of an entity such as your LLC or Trust (as we recommend here), be doubly sure that you’re using the same entity name as is registered with their respective State. Moreover, check that the entity is valid and current with registration at time of vesting.

Similarly, if you’re purchasing the property via Quit Claim Deed, be sure that the selling entity is valid with its respective State (Sunbiz records cover Florida) at the time of sale. Even further, make sure that this is the same entity that bought it in the transaction prior. Running afoul of any of these scenarios can lead to the deed being invalid, or even belonging to an entirely different entity than your own!

When bidding online, make sure that the name given on your account is exactly that of the entity in which you’d like to vest the property, and include the state of incorporation.  For example, you should register as “ABC Tax Deed Investment Company, a Florida Corporation” or ABC Tax Deed Investments, LLC, A Delaware limited liability company”. The winning bidder will have this name automatically applied to the deed, so be prepared in advance!

If there is an error, you may need to file a Quiet Title Action or Declaratory Action, which is a lawsuit filed so a judge can sign an order correcting the error and putting the property back into your correct entity name.

Again, make sure you’re approaching every vesting cautiously so that you don’t wind up in trouble because of a simple oversight. Double check now so you’re not writing checks later!

At Cleartosell, we are continually developing unique ways to save tax deed investors both time and money. Visit our Cleartosell YouTube channel to see our principal attorney address related topics of interest in our ongoing educational video series!

To read more of our original content, or to place your order, go to —, create an account, and get started today!


June 15, 2018

Posted In: Attorneys, Tax-Deed

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Are You an Investor Without a Trust or Other Business Entity? You Shouldn’t Be.

If you’re buying properties at auction, you run the risk of inviting costly lawsuits for each and every property you purchase, from something as simple as a dispute over property lines to potentially attaching liens. Even if these lawsuits are frivolous and without foundation, the cost involved in defending yourself is prohibitive and damaging.

The benefits to having a trust or LLC in which to own your tax deed properties are multiple:

  • Discourage potential lawsuits and risks by concealing the identities of the equity principles (you and/or other controlling members) involved.
  • Both a trust and LLC allow anonymity and leverage during negotiations.
    • Wealthy individuals often close transactions through trusts in order to mask their identity.
    • If you’re buying/selling multiple properties in a given area, doing so through separate trusts can allow you to retain leverage by not tipping off potential buyers/sellers (Walt Disney bought up land for Disney World this way!).
  • Both Trusts and LLCs provide easy transference of equitable interests, and if written correctly, can avoid probate or Florida transfer taxes upon the death of a principal.

There are advantages to not closing transactions in your personal name, so consider setting up a trust or an LLC to provide additional layers of security!

Have a question? Call us today at our toll free number 1(855) 680-4908 to set up a complimentary 15-minute consultation with one of our Cleartosell staff counsel, or email and mention this article!

At Cleartosell, we are continually developing unique ways to save tax deed investors both time and money. Visit our Cleartosell YouTube channel to see our principal attorney address related topics of interest in our ongoing educational video series: Tax Deed Law Made Simple.

To read more of our original content, or to place your order, go to —, create an account, and get started today!

February 26, 2018

Posted In: Attorneys, Tax-Deed, Trusts

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A Scrivener’s Error on a Tax Deed Will Cost You Time and Delay Your Closing.

A Scrivener’s error is quite simply a mistake on the Tax Deed. Examples of the types of mistakes made are:

Errors in the Legal Description of the property.

Misspelling or incomplete name of the Tax Deed purchase.

Let’s assume your LLC name in which you bought the tax deed is misspelled.  This is a major problem as it means the Tax Deed is invalid, as the LLC on the Tax Deed document does not exist as a registered business entity.

The fastest way to correct the error is to make a call to the Clerk of Court’s office.  If it was their mistake, they can easily issue and record a corrective deed.  But if it transpires that the error loops back to you accidentally transposing a letter when you registered, then you are going to get the bad news: “We can’t change it, we just record the owner of the Tax Deed to the entity registered with us.”

There are three ways you can overcome this problem in order of ease:

Try and persuade the Clerk of Courts to issue and record a Corrective Tax Deed (which fixes a problem in an already recorded Deed, but which does not create a new interest) in the County in which the incorrect tax deed was purchased.

Consult with your title agent and their affiliate underwriter to see if you can file and record an affidavit (known as a “One and the Same Affidavit”) in the County of record in order to resolve the title issue. As this document is correcting an already recorded document in Official Records its construction and verbiage is better handled by an attorney.

File a Declaratory Judgment Order against the Clerk of the Court in order to have a Judge rule upon correcting the Tax Deed in your favor.

Make sure you carefully check and read each recorded Tax Deed you buy so you can discover any Scrivener’s errors early.  Don’t delay in seeking to get the errors rectified, especially if you are using a certification process like Cleartosell as the error will only get in the way of you being able to quickly sell the property.

We regularly post help topics to save tax deed investors both time and money. To never miss an educational post from Cleartosell, please subscribe to our Newsletter here

Click Here to watch a short presentation by our Principal Attorney, Paul Krasker, discussing the importance of correcting a mistake on a Tax Deed.

December 28, 2017

Posted In: Attorneys, Auctions, Tax-Deed

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Tax Deed FAQ: “Am I responsible for the outstanding Association liens on a tax-deeded property in Florida?”

Not too long ago we spoke with an investor who had found the perfect condo going up for sale at an upcoming tax deed auction but had immediately lost interest once he discovered a large outstanding condo association lien was attached to it. He realized his mistake when we told him this:


The tax deed purchaser is NOT responsible for past Association liens and there is ample support for this in Florida Statutes.

The issue of tax deeds and Association liens has been heavily litigated in FL for years, but now it is pretty well settled law. Association statutes Chapter 718 & 720 impose liability for past due assessments in relation to property acquired by the transfer of title, however, a tax deed does not represent a transfer of title but the commencement of a new, original and paramount title.


The courts ruled in favor of the tax deed statue, as it is more specific in addressing the key issue of their survival or extinguishment after issuance of a tax deed and any conflict must be resolved in favor of the more specific statute.


The majority of the time when we see a tax deed purchaser have an issue it is due to human error in recording an Association claim of Lien for past due amounts AFTER the tax deed sale or the Association simply forgot to tell their attorney the property had been sold at a tax deed auction so they continue to try and collect the debt they believe they are owed. To catch these mistakes check the dates that they are claiming for assessments and other back due amounts.


You are only responsible for the Association dues from the tax deed sale moving forward.


Our attorneys at Cleartosell have formatted a standard letter for our clients when an Association makes an improper claim for amount due. If you would like a copy of this template please give us a call or email us at and mention this blog post.


Click here to watch a short presentation where our Senior Staff Attorney, Megan Schmidt breaks down this topic with examples supporting case law.

August 15, 2017

Posted In: Attorneys, Investing, Tax-Deed


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Do Properties Purchased off the List of Lands Come Free and Clear of Liens?

Some of the more common questions we receive from tax deed investors involve the list of lands and escheatment tax deeds. In this post we breakdown what the investor needs to know about purchasing tax deeds from the list of lands.


What is the List of Lands?

If there are no bidders at the public sale for the tax deed, the certificate holder is given the option to pay the remaining balance and take ownership of the property or pay the costs to re-list the property at a subsequent auction.

If the certificate holder neglects to do either within 30 days after the original public auction, the Clerk will add the property to a list entitled “lands available for taxes.” These properties can be purchased “over the counter” for the minimum bid advertised by the Clerk.


What about the liens?

If a property is purchased off the list of lands, the same rules apply as if the property had been sold at auction, as far as lien survival. In general, the majority of liens and interests such as mortgages and judgments are extinguished by the tax deed sale, but the county and municipal liens remain. Any easement and covenants that run with the land also stay attached, just as if the property was purchased at auction.


What is an Escheatment tax deed?

After the property has sat on the list of lands for at least three years from the date of the original public auction, the land will escheat to the county free and clear. The Clerk will execute an escheatment tax deed to the Board of County Commissioners and liens of any nature will be deemed canceled as matter of law. Easements and covenants that run with the land will still remain attached.

Purchasing the escheatment tax deed is the only way we have seen to extinguish the existing governmental interests by operation of the sale itself.


At Clear to Sell, we are continually developing unique ways to save tax deed investors like you both time and money. If this information has been useful, please visit our YouTube channel to see our principal attorney address this topic in an episode of our educational video series: Tax Deed Law Made Simple

July 26, 2017

Posted In: Attorneys, Auctions, Investing, Tax-Deed

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Know your Tax Deed statutes! Statute of Limitations Pt. 1

Florida tax deed investors are fortunate in that the statutes surrounding tax deeds tend to provide an abundance of protection for the tax deed purchaser. One example of this is Statute 95.192, which states that after the new tax deed owner has been in possession of the property for four years prior owners cannot come forward to challenge the tax deed sale.

Based on this statute, many underwriters are willing to produce a title commitment for the tax deed property that is past the four-year statute without a quiet title action or Cleartosell title certification process being required. This is however not always the case. There may be special circumstances where a quiet title or certification is still needed and will be addressed in part 2 of this blog to come.

Pargraph - Richterhammer 2

Some title agents or attorneys will simply advise their tax deed investor clients to proceed with a certification process in an abundance of caution and assurance.

While challenges to the sale can no longer be made, other title defects might exist that can prevent immediate insurability such as conveyance errors in the chain of title, incorrect legal descriptions, or liens that have not been properly released.

Using a title certification service like CTS gives tax deed investors assurance that they can sell the property, and what encumbrances they have to deal with prior to receiving insurable title. In the past, Cleartosell’s attorneys have even been able to work with the client and our underwriters to have issues corrected that are outside our scope of certification of the tax deed sale.

If you own a tax deed that is outside the four-year statute you should consider consulting with a licensed title agent or real estate attorney for the best course of action. Book a complimentary 15-minute consultation with one of our attorneys today!

January 23, 2017

Posted In: Attorneys, Tax-Deed

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Cleartosell Has Its Say!

Cleartosell has had the fortunate opportunity to attend several tax sale industry related events this year resulting in positive experiences all around. Our principal attorney, Paul A Krasker, and our senior staff attorney Megan F Schmidt recently had the pleasure of giving a presentation on two of these occasions.

Our attorneys shared their experiences at both a Boca Real Estate Investors Club (BRIC) meeting and a NTLA Tax Deed Investment Group meeting in Washington DC.


The attendees at the BRIC meeting were predominantly local real estate investors. The presentation was geared toward Tax Deed/Lien investing 101 education for new or aspiring investors in the tax sale industry.

Paul Krasker said “We covered a variety of educational topics such as Foreclosures vs. tax deeds and why tax deeds are a safer investment based on Florida statutes, obtaining title insurance, the benefit of CTS certification vs. QTA, what to expect at your first auction, and other useful topics for investors new to the tax deed industry. The audience seemed to really pick up on several main areas that interested them.”

Megan Schmidt covered the specifics of the cleartosell service, whilst Paul went on to discuss Tax deeds as an investment in general and clarified the difference between the judicial process of a QTA and our TD certification service.

Questions from the attendees such as the general cost to get started in the tax deed investing business, the risks involved, and how to make their first steps in the right direction made it clear there was considerable interest.

The BRIC meeting happened to fall back-to-back with another event where Paul Krasker traveled to Washington DC to present in front of the NTLA Tax Deed Investor Group, which he chairs.

Paul says, “The purpose of this meeting was to discuss and establish best practice standards for tax deed and tax lien investing through education and thought leadership.”

Although tax sale investing helps to improve communities by eliminating blight and increasing the tax base, it still carries some negative reputations around the consequence of homelessness that can arise. Efforts to continually improve standards in the industry could help extinguish this negativity.

Paul continued “The general discussion of the subcommittee was focused around ideas on developing pre-sale and post-sale best practices for assisting the existing property owners, the tax deed bidders, and then the new tax deed purchaser to ensure investors understand the process and adhere to a high standard of action.”

Paul concluded by saying “it was very helpful to obtain feedback from NTLA board members and other participants of the Investor Group subcommittee. “

The juxtaposition of these two events made attending them back-to-back an interesting and somewhat enlightening experience. It was a privilege to be able to speak to each end of the investor spectrum and be given the opportunity to provide knowledge to both individual investors at a local level, and to NTLA board members working to make positive changes in the industry on a national level.

Cleartosell looks forward to supporting more tax sale industry events in the New Year. If you or someone you know is planning an event that you think our attorneys may be able to contribute as speakers, please contact us to discuss the opportunity.

December 23, 2016

Posted In: Attorneys, Tax-Deed

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