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*Please note that although it is recommended, you don’t need to have an attorney to close on a mobile home. If they choose to, an attorney may charge $300-$450 for the work they do.
When representing the Buyer:
When representing the Buyer:
You must still get an agency disclosure form signed.
Buyers will have to fill out an application form and be approved by the park prior to purchasing a Mobile Home. When possible, have your buyer fill out the application form upfront to make sure they can get approved. (Please note that some parks will charge an application fee and some parks will not review an application until there is an accepted offer)
Qualifying for financing on mobiles is difficult and will typically take a least 10% down. For a list of lenders click HERE.
You can use THIS mobile home offer form.
Make sure the buyer reads the rules and regulations for the mobile home community.
You do not need to go to purchase and sale, the offer form is enough.
You should still recommend that the buyer do a structural/mechanical inspection and termite inspection. If the buyer doesn’t want to do it make sure they sign THIS inspection waiver form
Prior to Closing, make sure the buyer checks on the following:
Check with the town to make sure there is no excise tax due on the home
If the mobile home is in MA have them go to THIS website and search by the owners name and make sure there are no UCC Financing Statements on the Mobile Home
If the mobile home is in CT have them go to THIS website and search by the owners name and make sure there are no UCC Financing Statements on the Mobile Home
If there is a UCC financing statement it would be handled like a mortgage in a real estate transaction. You would need to get a payoff from the lien holder and instructions from them on how to pay off the debt so the UCC financing statement will be terminated.
Check with the park to make sure there are no outstanding association dues
Seller must provide an original bill of sale showing ownership of the mobile home
If the buyer is securing financing, the lender handles all the paperwork and cuts the checks at closing
When representing the Seller:
When representing the Seller:
You must still get an agency disclosure form signed.
You can use the regular listing agreement.
You will still need a lead paint disclosure if the home was built before 1978 and the mobile home is located on a piece of land being purchased as well ( making it real property). If the mobile home is located in a park where the land will not be owned , you will not need a lead paint disclosure form.
You should also consider listing the mobile home on mobilehomeparkstore.com.
You will still need to provide a smoke certificate to the buyer.
On the day of the closing, the seller should complete and sign THIS Bill of Sale in the presence of a Notary Public and in return the buyer should give the seller a certified check and initial the warranty section of the Bill of Sale.
Things to Pay Attention to When doing a mobile home transaction
Things to Pay Attention to When doing a mobile home transaction
Is the park on city water, city sewer?
Do you own the land? Do you have to pay taxes on it? (In most situations you are leasing the land in the form of a park fee)
Are the pipes heat taped underneath and who is responsible for this?
Who maintains the yard?
Who maintains the driveway?
Who is responsible for insect treatment?
Is the heating fuel oil or propane?
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