Benchmark Title Company, LLC

 

Construction Disbursing

John Howe

Construction Disbursing: What is it and Why we do what we do.


One of the riskiest issues regarding Title Insurance is the construction disbursing process. If it is not done with due diligence and care it can quickly cause a claim and a real problem for the owner and the lender. General contractors, sub contractors and material suppliers all have mechanics lien rights against any property they have done any work on, or supplied any material to during the construction period. These rights extend for 4 months after they were last on the job in order to obtain priority over the construction mortgage, or two years just to secure their rights as future payees upon a later sale of the property.

 

Since, as you can see by the above, it is possible for a contractor or supplier to file a lien AFTER they have finished their work should they not be paid, it is very important to have a qualified Title Company handle this process for you, thereby taking the risk away from you in the event of a mechanics lien claim being filed. 

 

Our process is very detailed to protect the owner and the lender from any future issues, as well as being certain that all contractors and suppliers are paid in an efficient manner, minimizing the potential of claims being pursued. 

 

At Benchmark Title we pay all of the contractors, sub contractors, and suppliers directly, acquiring “Mechanics Lien Waivers” from each when payment is being made. We also conduct a “Later Date” search of the public records to be sure that no liens have been filed against the property between the last payout and this one, as well as we physically go to the property to be certain that the work that is being requested payment for is in fact completed, along with photos of the property to show the work is done. Should any of this show any problems, the owner and lender are advised and payment is delayed until all parties agree to payout based on our findings.

 

This sounds pretty detailed, and it is, but for the protection of the parties to the transaction, this process is well worth the effort.

Any questions can be directed to Benchmark Title at 618-239-3750. Please feel free to call or email:  

John Howe
President

Doreen Miller, Esq.
Commercial Division Manager

Michelle Null
VP Escrow Operations

Bethany Bond
Marketing Director


Serving you from three convenient locations:

Main Office:
1124 Hartman Lane
Shiloh, IL 62221
Ph: 618-239-3750
Escrow Fax: 618-239-3707
Title Fax: 618-239-3757
Fax Orders: 618-310-1589
President: John Howe
www.benchmarktitle.net

318 North Main St.
Columbia, IL 62236
Ph: 618-281-9700
Fax: 618-281-9705
Manager: Randi Schur

4215 S. State Rte 159
Glen Carbon, IL 62034
Ph: 618-288-1695
Fax: 618-288-1852
Manager: Sara Sowell

Dates to Remember

November 22 & 23 - Office Closed for Thanksgiving Holiday

December 4 - GGAR Holiday Party
11:00 a.m. at Meridian Ballroom, Edwardsville, IL 

December 12 - HBA Sales and Marketing Council Meeting
8:00 a.m. at Four Points Sheraton, Fairview Heights, IL

January 17, 2008 - Benchmark Title Commercial Reception.  Details to come.

January 18, 2008 - HBA Annual Installation Banquet
At Four Points Sheraton Conference Center, Fairview Heights, IL

 
Did you say free?

Be the first in your office to try out SureClose.com, Benchmark Title's new FREE online transaction management system. Why waste time making status phone calls or standing by the fax waiting for your title commitment when you can get what you need instantly from your own computer. Visit SureClose.com for more information or call April Tolan, our SureClose Specialist, at 618-239-3750 for your sign-on so you can start saving yourself time and money today. We'll even give you and your clients a free CD at closing containing copies of their closing documents.

Give me my policy!

Did you know that lenders and home buyers now receive their title policies at the closing table? Contact Michelle Null, VP Escrow Operations, to learn more about this exciting new program.

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Benchmark Title Company, LLC
1124 Hartman Lane
Shiloh, IL 62221

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