What is the Lien Navigator?
The MLBS Lien Navigator is the credit professional’s authoritative guide to notice, lien, payment bond and suit time requirements for all 50 states and Canada. Credit professionals can rely on the Navigator to determine when and how action needs to be taken to protect lien rights across the 50 states, DC and Canada. The real-time Navigator ensures that you’ll always have current information. Specific questions are also answered for subscribers through the Navigator Answer Line. The Navigator is a web-based service, accessed through our web site and available from any computer with Internet access.
Introducing the Lien Navigator
What Does the Lien Navigator Include?
- “Quick Lists”: A quick reference to direct to lien states, immediate action states, lien right limits, full price and unpaid balance lien states, etc.
- “Speed Bumps”: Beyond the time frames, statute nuances designed to help you make a better credit decision.
- “Bond Bits”: Updated and current state-by-state bond thresholds and minimums.
- “Waiver Wire”: Contractual waiver considerations and pay if/when paid clause validly.
- “Glossary Section”: Includes waiver, job information and joint check templates and the 100 construction credit terms you need to know.
- Statute links
- Seamless links to NACM’s construction-orientated Business Credit archives.
The competitive nature of today’s world requires that you manage all aspects of your business. This includes managing notice, lien, bond claim, foreclosure and suit against bond time frames. How you track these deadlines will determine if you’re maximizing the utilization of your resources.
MLBS can track your deadlines prior to requesting a notice or lien though the MLBS Tracking Service. If the Tracking Service is requested in a state that requires a Notice to Owner, 45 days from first furnishing for less, MLBS will serve the required notice under our standard $40 plus costs fee and track your lien or bond claim deadline at no additional charge. When put in the right hands, this type of resource improves your ability to manage the entire construction lien process. Under the MLBS Tracking Service, we’ll take care of states and dates and notify you when action needs to be taken; your time is free to improve the level of service you provide to your internal and external customers.
Tracking Service Fee: $20 per project
Payment Bond Investigation Service
a. MLBS will obtain an A.M. Best rating on the surety and will provide our recommendation.
b. MLBS will review your job sheet, MLBS service request form, and physical bond to match the Obligee and Principal to your project. MLBS will make note of special issues such as lack of signatures (execution) which may or may not affect your rights.
c. MLBS will confirm your tier status based from the information provided against the specific local statute to determine statutory rights.
d. MLBS will charge $60 for this service.
e. The two new "service types" have been added to the On-line Form.
NACM Produced NTO & Bond Verification
Payment Bond Investigation Service Fee: $60 per project
MLBS offers two pre-lien service options on a national basis.
1. Pre-liens prepared and served by our staff from our offices in Columbia, MD for $40 plus certified mail charges.
2. Pre-liens prepared and serviced by the MLBS National Attorney Network for about $160.
Both Pre-lien services include confirmation of project ownership along confirmation of the prime/general’s contractor’s existence, mailing address and notarization, if applicable, at no additional charge. As part of the notice program clients receive Next Action Notification Emails. These reminders are sent automatically to ensure that your lien and bond claim deadlines are met during each step of the lien process.
MLBS files Mechanic’s Lien and Bond Claim in all 50 States and in Canada through the MLBS National Attorney Network for flat fees. The power of “Strength in Numbers” allows MLBS to negotiate outstanding rates from our construction-orientated network. In addition the MLBS Attorney Network provides you assurance that all liens are filed timely and accurately. As part of the Mechanic’s Lien Program clients receive Next Action Notification Emails. These reminders are sent automatically to ensure that your foreclosure and suit against bond deadlines are met during each step of the lien process.
Mechanic’s Lien: $490
Bond Claim: $370
Due to unique legal requirements and the possible necessity of title work, fees will vary under certain circumstances. No additional fees will be charged without prior client consent.
After the lien is filed but prior to suit or foreclosure, MLBS recommends a demand letter. In our experience a demand letter often provides the right “push” to get the claim resolved prior to the costs and demands of suit.
MLBS produced Demand Letter: $40 plus certified letter costs
MLBS – National Attorney Network Demand Letter: $150
The only way to foreclose on a mechanic's lien is through a lawsuit filed in the appropriate court within each state [Superior, Supreme or Court of Common Pleas, to name a few]. It cannot be enforced in arbitration, nor can it be enforced in Small Claims Court. The contractor or supplier may be able to file the lawsuit himself, but if the contractor/supplier is a corporation, limited partnership or limited liability company, then the law frequently requires that the foreclosure lawsuit be filed by an attorney.
MLBS forecloses liens and files suits on bond in all 50 states and Canada through the MLBS National Attorney Network. Our network comprises tested construction-orientated attorneys with an eye on “the dollars through the door.” Fees are negotiated on a case-by-case basis, depending on the circumstance of the case.