Purpose of this page
This page discusses transferring a mobile home’s ownership from a seller to a buyer in the great state of New Hampshire. 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 New Hampshire the process to transfer a mobile home title from one owner to the next is unique and straightforward. Please see the steps and tips below when considering purchasing or reselling a mobile home in the state of New Hampshire.
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.
Interesting New Hampshire Fact: A mobile home inside pre-existing mobile home parks will have a Warranty Deed, not a title. Under New Hampshire state law “manufactured housing” in 1983 manufactured homes were changed to real estate. Ownership is transferred by Warranty Deed rather than a Bill of Sale or Titles.
Prior to your New Hampshire mobile home closing
Title company or Closing attorney: Find a local title company or closing attorney that you are comfortable with and is familiar with mobile home closings. Ask them if you may have a “Manufactured Home Purchase and Sale Agreement” for an upcoming mobile home sale you plan to make. Once this Purchase and Sale Agreement is signed and dated by the sellers and buyers it should be returned to this closing attorney or title company to begin the closing process. Notice: Some sellers may demand to use their closing attorney or title company.
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?
Repairs? Make sure you have clarity with regards to the mobile home you are purchasing. It may be wise to hire a local real estate inspector that has a significant amount of mobile home experience.
At Closing
Paperwork needed: The Title company or Closing attorney will provide you with the disclosures and Warranty Deed needed to be signed and notarized by both parties. This Title company/agent or Closing attorney will also likely record this Warranty Deed at the local Registry of Deeds in the county where the mobile home is located.
Closing location: Ideally at the Closing company, Title company, or Closing attorney’s office you are using to help create paperwork and close. A notary and witnesses will likely be available at this office.
Fees: Prior to closing buyers and sellers should both be alerted by the Title company or Closing attorney to how much money each party will be receiving or paying at closing.
Closing without the help of an Attorney or Title company: (not recommend) This will require the buyer and seller to sign and notarize a Warranty Deed conveying ownership in the mobile home from the seller to the buyer. The buyer and seller will then want to take this Warranty Deed to the local Registry of deeds in the county the mobile home is located and have this Warranty Deed recorded into public records. There will be a small fee associated with this file recording.
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 New Hampshire mobile home title closing
Meet your neighbors and enjoy yourself.
Buyer (must do): Contact the local County tax collector’s office that the mobile home is located. Let them know that you are the new owner of this particular mobile home. The County tax collector may want to see a copy of the signed Warranty Deed showing the home was sold.
Seller (must do): Contact the local County tax collector’s office that the mobile home is located. Let them know that you have sold this particular mobile home to a new owner. The County tax collector may want to see a copy of the signed Warranty Deed showing the home was sold.
Taxes moving forward: The new owner will receive a tax bill yearly in the mail.
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
