A Guide to Lien Release Traps: What Not to Do

In this blog, we'll look at the major traps that can snag you when dealing with lien releases, shedding light on crucial considerations. Additionally, we will explore the legal importance of a Lien Release and highlight potential pitfalls to steer clear of.

Understanding the Purpose & Significance of a Lien Release

A lien release is a legal document that releases certain rights up to a specified date. This is crucial for owners and lenders, as it ensures that any claims preceding this date have been cleared before payment is made. Lien releases are vital because they provide assurance to owners and lenders that payments made are not encumbered by claims. They want to avoid the scenario of paying twice due to unresolved claims.  

It's essential to recognize that a lien release may not only pertain to lien rights but could encompass various other rights, such as rights related to change orders, pending claims, or work in progress. Different perspectives must be considered when giving or receiving releases. Obtaining broad releases is crucial while limiting releases when giving them to protect your rights.

5 Major Traps to Avoid when dealing with Lien Releases

Trap 1: Not Negotiating the Form of Release at the Time of Contract

• Understand the form of release required by law and negotiate its terms in the contract.
• If the contract does not specify a form, default to the form outlined in the relevant statute.

Trap 2: Having the Wrong Through Date (Or No Through Date)

• Ensure that the through date in the release matches the expected dollar amount.
• Be cautious with through dates and verify if they truly represent the period up to which the release is effective.

Trap 3: Giving a $10 Release (Sometimes)

• Clarify that the nominal amount like "$10" in a release is symbolic and does not limit your actual expected payment.
• Be mindful of using conditional language to protect your rights in case the payment amount differs from expectations.

Trap 4: Not Using Conditional Release Language

• Incorporate conditional language in releases to ensure the release is valid only upon receipt of the expected payment.
• A conditional stamp can be useful for quickly adding conditional language to releases.

Trap 5: Not Creating Exceptions to the Release

• Include exceptions to the release to preserve specific rights or claims that you don't intend to waive.
• Update the exceptions to the monthly release to accurately reflect your ongoing rights and claims.

Other Potential Pitfalls to Avoid When Signing a Lien Release

1. Not Reading the Document Thoroughly: Failing to read and understand the lien release document in detail can lead to unexpected consequences. Ensure you comprehend the terms, conditions, and implications of the lien release before signing.
2. Inaccurate or Incomplete Information: Providing incorrect or incomplete information on the lien release form can cause delays or legal issues. Double-check all the details and ensure they are accurate and complete.
3. Unverified Lien Satisfaction: Make sure the lien release accurately reflects that the debt has been satisfied or the lien has been removed. Verify with the creditor or entity issuing the lien release that it is indeed valid and properly executed.
4. Not Getting Legal Advice: It's essential to consult with a real estate attorney or legal professional before signing a lien release, especially if you're unsure about any aspect of the document. You can reach out to SunRay, and we can help you with the right advice to ensure your interests are protected.
5. Missing Payment Confirmation: Ensure that you have clear confirmation of the payment made to satisfy the lien. Retain proof of payment, such as a receipt or bank statement, to substantiate that the lien was settled as agreed.
6. Signing Under Duress: Avoid signing a lien release under pressure, coercion, or without full understanding. Take the time you need to review the document and understand the implications before signing.
7. Not Retaining Copies: Always retain copies of the signed lien release and any related documents for your records. Having a record of the lien release can be crucial for future transactions and disputes.
8. Failure to Confirm Recordation: Confirm that the lien release is recorded with the appropriate government authorities, such as the county clerk's office. This ensures the release is a matter of public record and the lien is officially removed.
9. Ignoring Future Obligations: Ensure the lien release explicitly states that you are released from any future obligations related to the lien. This protects you from unexpected claims or disputes regarding the satisfied debt.
10. Not Verifying Lien Priority: Understand the lien's position in the hierarchy of liens on the property. Ensure that the lien release clearly addresses how it affects the priority of other liens, if applicable.
11. Ignoring Other Parties' Interests: If there are other parties involved in the property or the lien, make sure their interests are appropriately addressed in the lien release to prevent potential disputes later.‍

Key Takeaway

Lien releases are crucial in the construction industry but navigating them requires diligence and awareness of potential traps. Understanding the legal implications and being proactive in negotiating and drafting releases can help you protect your rights effectively. By steering clear of these traps and adopting best practices, you can ensure a smoother and more secure lien release process in your construction projects.

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