I'm selling a mobile home that is not on a permanent lot. What paperwork is required for the sale?
When dealing with a mobile home without land, the process differs significantly from traditional real estate transactions involving homes that include land. Here’s how to proceed:
Understanding the Issue
Mobile homes without land are considered personal property rather than real estate. This distinction is crucial because the Multiple Listing Service (MLS) is primarily designed for real estate transactions, which involve both the structure (home) and the land it occupies.
Since a mobile home without land is personal property, most MLS systems across the United States do not support listing such properties.
How to Proceed with Documentation
Bill of Sale for Personal Property:
- Since the mobile home is classified as personal property, the transaction should be handled similarly to the sale of other personal property items (like vehicles). A Bill of Sale is typically used instead of a traditional real estate contract.
- The Bill of Sale should include details such as:
- The make, model, and serial number of the mobile home.
- The agreed-upon purchase price.
- Terms of the sale (e.g., as-is, any included furnishings, etc.).
- Signatures of both the buyer and the seller.
Title Transfer:
- Mobile homes, like vehicles, usually have a title issued by the state’s motor vehicle department or housing agency. This title must be transferred to the new owner during the sale.
- Ensure all loans or liens on the mobile home are paid off before the transfer of the title. The lienholder must release the lien before the title can be transferred.
Sales Tax and Registration:
- Depending on the state, the buyer may be required to pay sales tax on the purchase of the mobile home. The buyer will also need to register the mobile home in their name with the appropriate state or local authority.
Alternative Listing Platforms:
- Since MLS does not allow listings for mobile homes without land, consider alternative platforms to market the mobile home:
- Online Marketplaces: Sites like Craigslist, Facebook Marketplace, or specific mobile home sales websites.
- Classified Ads: Local newspapers or community bulletin boards.
- Mobile Home Dealers: Some dealerships specialize in used mobile homes and might offer consignment services.
Consult with a Specialist:
- If you’re unfamiliar with the process, consider consulting with a mobile home specialist or attorney who can help ensure that all documentation and legal requirements are handled correctly.
Explanation of MLS Restrictions
The reason MLS systems do not support mobile homes without land is due to the nature of the MLS, which is designed for the sale of real property. Real property includes both the home and the land on which it stands. Mobile homes without land are considered personal property, and thus, they do not fit within the MLS criteria for listing real estate. This is why alternative methods must be used to sell such properties.
In summary, for a mobile home without land, you should use a Bill of Sale, ensure title transfer, and consider alternative listing platforms outside of the MLS.
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