Purpose of this page
This page discusses transferring a mobile home’s ownership from a seller to a buyer in the great state of Maryland. This is not intended in situations where the land the mobile home sits on is included in the sale. If the land is included in the sale please reach out to a local real estate attorney to help facilitate your closing. However if you are dealing with an individual mobile home located in a pre-existing mobile home park, on somebody’s rented land, in a lot, or somewhere else than please see the information below.
In the state of Maryland the process to transfer a mobile home title from one owner to the next is fairly simple and straightforward. Please see the steps and tips below when considering purchasing or reselling a mobile home in the state of Maryland.
Disclaimer: This page is not intended for mobile home investors. The reason this is mentioned is because you may require extra documents and agreements if you are a mobile home investor. These extra documents would include an after closing agreement if the seller was remaining in the home for a bit after closing, personal property trust agreements, a promissory note or lien paperwork, power of attorney, and more. Below is the minimum paperwork required to successfully transfer ownership from one party to another.
Prior to your Maryland mobile home closing
Check for back taxes: No needed. Property taxes are included in your monthly mobile home lot rent. The mobile home park landowner pays these and often times recoups it with the monthly lot/pad fee charged inside pre-existing mobile home parks.
Check for hidden liens: Liens will be listed on the mobile home’s title in the “Lien’s Holder’s” section of the title.
If inside a mobile home park aim to speak with the community manager to 1.) become park approved, 2.) verify the seller is current on all payments, 3.) ask for a copy of the park rules, 4.) ask if lot rent is increasing in the near future, and 5.) if the park manager see any needed improvements to the mobile home if/when you purchase the home?
At Closing
Paperwork needed: Title, Bill of sale (You may create this by hand or this generic Bill of Sale here.) No notary is needed. One title per mobile home regardless if the mobile home is a single wide or double wide.
If the mobile home already has a Maryland title you will want to complete the section on the title marked, “application for title and registration”. This title should be signed by both the buyer and the seller. No notary is needed.
Only if the mobile home is coming from out of state, and has an out-of-state title(s) should you use a separate application for title and registration form.
Pro Tip: If purchasing the mobile home perform one last walk through before closing and handing over any money. The seller wants your money just as bad as you want the property. If there are any surprise repairs needed or trash/furniture you may have to remove then adjust the price accordingly
After a Maryland closing
Bring forms to your local MVA, or by using a Title & Tag Office in the county to pay transfer tax and transfer ownership. Only buyer(s) must be present at MVA or Title & Tag Office to transfer title, however ideally buyer and seller go to MVA or Title & Tag Office to transfer title to help expedite any last-minute issues that arise at the MVA or Title & Tag Office. All forms should already be signed. No notary is needed.
If for some reason a lien needs to be placed on the title, this will be done at the MVA or Title & Tag Office while talking with the clerk that is helping you. The clerk will want to know the name of the lienholder and their address. The new title will be sent to the lienholder’s address. The lienholder will then transfer the title to you once they are paid in full.
Your new title should arrive in the mail in approximately 2-4 weeks.
If you are the seller: It can be wise to go with the buyer to the local MVA office (or Title & Tag Office) to make sure the ownership is transferred correctly so that taxes and liability is not in your name moving forward. Some buyers wait years to transfer title/ownership.
We hope that the information above has been helpful. If you notice any errors or improvements please contact us immediately at support@mobilehomeinvesting.net. As always, if you have any follow-up questions or concerns never hesitate to reach out or comment below any time. All the best.
Love what you do daily,
John Fedro
