Purpose of this page
This page discusses transferring a mobile home’s ownership from a seller to a buyer in the great state of Indiana. 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 Indiana 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 Indiana.
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 Indiana mobile home closing
Verify seller has the title and he/she is listed as owner: Ask to see the mobile home Title during your initial walk through of the mobile home. The seller may be willing to text message a picture of the title to you to verify information.
Check for back taxes: Contact the local county treasurer’s office in the county the home is located. Call with the mobile home’s serial number or VIN to verify taxes are current. Taxes must be current prior to title transfer. If purchasing the home and the taxes are past due then you may want to deduct this amount from the purchase-price you will give to the seller. This way you can pay the back taxes at the time you transfer title in the near future.
Check for hidden liens: Contact the local bureau of motor vehicle’s office (BMV) in the county the home is located. Call with the mobile home’s serial number or VIN to verify there are no unexpected liens you don’t know about. These liens may or may not 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?
Missing or No Title? Contact your local BMV for more help. Have the mobile home’s VIN or serial number before you call. If a title cannot be provided, the purchaser may need to obtain a Court Order. Once the Court Order is issued, the purchaser must apply for title by submitting the Court Order Application Packet. Contact your local BMV, ideally with the mobile home’s VIN or serial number for more help.
Prior to your Indiana mobile home closing – Continued
Form needed to be signed only by local county treasurer: Mobile Home Title Transfer Permit (needed). This form shows taxes are paid and current. Seller should ideally obtain this prior to closing to provide to seller. Seller may pay for taxes and obtain a Tax certificate from the local treasurer’s office.
If the seller fails to obtain a Mobile Home Title Transfer Permit form then [as buyer] it is important to act smart. 1.) Fill out all forms needed as described on this page. 2.) Call local treasurer’s office to find out back tax amount and total fees to obtain a Mobile Home Title Transfer Permit form. 3.) Close with seller and take title. Get all forms signed by seller(s). Pay money to seller, however deduct taxes owned to Treasurer’s office from money to seller. 4.) Now go to treasurer’s office to pay back taxes and obtain a Mobile Home Title Transfer Permit form. 5.) Next, see below.
At Closing
Paperwork needed: Title (must have), 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; a single-wide and double-wide will have 1 title.
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 closing – Transferring Indiana title ownership
Bring forms to your local BMV in the county to pay transfer tax and transfer ownership. Only buyer(s) must be present at BMV to transfer title, however ideally buyer and seller go to BMV together to transfer title to help expedite any last-minute issues that arise at the BMV. All forms should already be signed. No notary is needed.
Bring 2 forms of valid ID. If you are not an Indiana ID holder, bring your state ID and social security card.
Depending on your BMV office you may be able to pay extra to expedite your title and walk out with a title same day. Otherwise your new title should arrive in the mail 2-4 weeks after transferring ownership.
If you are the seller: It can be wise to go with the seller to the BMV 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.
If for any reason a lien needs to be placed on the title, this will be done at the BMV 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.
Taxes moving forward: A yearly tax bill will be mailed to owner.
If you are the buyer: Aim to transfer ownership through the BMV soon after you purchase the mobile home to avoid a penalty when you eventually do transfer ownership/title.
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
