Purpose of this page
This page discusses transferring a mobile home’s ownership from a seller to a buyer in the great state of Mississippi. 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 Mississippi 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 Mississippi.
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 Mississippi Fact: Mobile homes created in 1999* and older are title exempt. The state only started titling mobile homes since 1999*, therefore only homes from 1999* and newer will have/require a title.
1999* or older: No Title needed.
1999* or newer: Title needed.
*Some mobile homes created in 1999 have Mississippi titles and some mobile homes created in 1999 do not have Mississippi titles. Mississippi started titling mobile homes in the middle of the 1999 calendar year. For this reason please call your local tax collector to verify if any 1999 model mobile home has a title on file with the state or not. Make sure to have the mobile home’s VIN available when you call.
Mobile Homes (1999* and older)
Step 1: Verify seller has a previous Bill of Sale and he/she is listed as purchaser: Ask to see the Bill of Sale during your initial walk through of the mobile home. The seller may be willing to text message a picture of the Bill of Sale to you to verify information. Verify with the park manager that this seller does have the right to sell the mobile home.
Step 2: Verify there are no hidden or unexpected liens by traveling to your local Clerk of court. While at the Clerk of court ask how to look-up the owner’s name. Look for any “UCC” files against this name and this property address.
Step 3: Verify taxes are current by calling the local tax collector’s office. Use the mobile home’s address or VIN to locate records. You may also double-check the seller you’ve been speaking to is the person listed as tax payer on the home’s file.
Step 4: 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?
Step 5: Get Bill of Sale signed and notarized.
Step 6: Go to local tax collector’s office to notify them of sale and that you are the new owner. Show notarized Bill of sale. No fee likely needed if purchased/sold without a dealer. Done.
—-End of No title needed section.—-
Mobile Homes (1999* and newer) – Prior to your Mississippi mobile home closing
Verify seller has the title and he/she is listed as owner: Ask to see the 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 tax collector’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 tax collector’s office 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?
Lost or Missing Title? Call the local tax collector’s office to explain the situation and ask for instructions moving forward. Have the mobile home’s serial number or VIN before you call.
Prior to your Mississippi mobile home closing – continued
Needed from tax collector’s office: Tax collector’s receipt showing property taxes paid and current. Seller should ideally obtain this prior to closing to provide to buyer. Seller may pay for taxes and obtain a Tax receipt from the local county tax office.
If the seller fails to obtain a Tax receipt then [as buyer] it is important to act smart. 1.) Fill out all forms needed as described on this page. 2.) Call tax collector’s office to find out back tax amount and total fees to obtain a Tax receipt. 3.) Close with seller and take title. Get all forms signed by seller(s). Pay money to seller, however deduct taxes owned to tax collector’s office from money to seller. 4.) Now go to tax collector’s office to pay back taxes and obtain a Tax receipt. 5.) Next, see below.
At Closing
Paperwork needed: Title (If built in 1999 or newer must have.), Bill of sale (Must have – You may create this by hand or this generic Bill of Sale here.) Notary is required on Bill of sale. Plus, current year’s tax receipt is needed from tax collector.
Disclaimer, Number of titles: If the mobile home is a double-wide or triple-wide then be aware of the serial numbers or VIN numbers. A double-wide is 2 sections of mobile home, and a triple-wide is 3 sections of mobile home. These different sections should be represented by an A, B, and C (for a triple-wide). This means that you will see 3 VINs or serial numbers that differ by on last letter. Example: 455693291A, 455693291B, 455693291C. For this reason it is important to make sure you see these A and B or A, B, C letters when looking at a double-wide or triple-wide title(s). Important: In Mississippi there may be only 1 title to a double-wide or there may be 2 titles. If there is 1 title, both serial numbers or VINs will be listed. If there are 2 titles for a double-wide then each serial number will be on a different title. If you only see an “A” or “B” VIN or serial number when you are purchasing a double-wide aim to call the local DMV to inquire if there should be 1 or 2 titles.
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 Mississippi title ownership
Bring forms (Title, notarized Bill of sale, and tax receipt) to your local tax collector’s office to transfer ownership and pay any transfer fees. Only buyer(s) must be present at your local tax collector’s office to transfer title, however ideally buyer and seller go to the local tax collector’s office to transfer title to help expedite any last-minute issues that arise at the office. All forms should already be signed. Notary is needed only on Bill of Sale.
No sales tax due at the time of title transfer. A small fee will be collected at the time of title transfer.
The new title should arrive in the mail within 2-4 weeks.
If for any reason a lien needs to be placed on the title, this will be done at the local tax collector’s 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 lienholders will then transfer the title to you once they are paid in full.
If you are the seller: It can be wise to go with the buyer to the local tax collector’s 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.
If you are the buyer: Aim to transfer ownership through the local tax collector’s office soon after you purchase the mobile home to avoid a penalty or complications when you eventually do transfer ownership/title.
Taxes moving forward: The new owner will receive a tax bill in the mail yearly.
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
