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How to De-title a Manufactured Home in SC: A Sequel

Sandy @ WRP


A white manufactured home
De-titling a Manufactured Home Makes It Real Estate Instead of Personal Property

My previous article about how to de-title a manufactured home in SC is the most popular post on our website--by far--and has been for quite a while. This is a topic that generates interest. Occasionally, we get phone calls from people with questions about the actual process. One of those happened earlier today. This sequel post is based on that conversation and our experience with some clients.

Before You Start to De-title a Manufactured Home

Before you start the de-titling process, you must:

  • Have a lien-free title. You must own the home free and clear before you can de-title it.

  • Own a piece of property to which the home will be permanently attached. Once the home is de-titled, it will be attached to a piece of property. You must own that property (or have at least a 35-year leasehold estate in it).


When You Begin the De-titling Process

The SC DMV (South Carolina Department of Motor Vehicles) handles the de-titling process in South Carolina. They will have the forms you need and will collect the fee required to make the process official. Here are some things to be aware of as you start:


The employees at the DMV office may be unable or unwilling to be helpful. I'm sorry to be blunt, but that's reality. When I updated my original post in early 2023, I called the DMV office closest to my house to verify the accuracy of the details. The person I was forwarded to was unable to help much at all. I verified the details by researching websites until I found what I needed.


My conversation earlier today confirmed this as well. The lady who called me went to a DMV office close to her home (a different one from the one I contacted), gathered the "State of South Carolina Manufactured Home Affidavit for Retirement of Title Certificate" and filled it out. When she returned to pay the fee and finish the process, she was told that the paperwork was "all wrong" and needed to be re-done. The DMV employee would not specify what was incorrect or explain how to correct things, but instead recommended that she get the assistance of a lawyer.


A couple of factors suggest that getting the services of a real estate lawyer may be worthwhile. First, while de-titling a manufactured home in SC isn't a huge process, it does involve an amount of paperwork that contains some legal jargon. Having a lawyer's expertise can simplify and expedite things.


Second, de-titling significantly impacts the long-term value and salability of a home, which is most people's biggest financial investment. Getting everything done correctly can save significant headaches later. We learned that the hard way when one of our clients found out after-the-fact that the "de-titled" manufactured home she purchased really was not de-titled. It was a bad situation.


Conclusions

In South Carolina, de-titling a manufactured home is a straightforward process, at least in theory. My original post about de-titling a manufactured home in SC includes specific details that the home must meet and provides links that will quickly connect residents of Greenville and Spartanburg Counties to the information they need.


Because theory seldom matches reality, you may want to contact a few DMV offices close to you before you actually go start the process. Some offices will have employees who are more knowledgeable than others. To expedite things, you may decide to contact an attorney. (NOTE: Not all real estate attorneys handle this transaction. One Greenville firm that does is Lanier Law Firm located at Pelham Commons.)


At Walker’s Riverside properties, we do the HOMEwork for you so that you can buy or sell a home with confidence, knowing that you’ve gotten great service from knowledgeable agents who care. Contact us today if you’re considering buying or selling a home.

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