Lis pendens

Template:For Template:Italic title {{ safesubst:#invoke:Unsubst||date=__DATE__ |$B= Template:Ambox }} In United States law, a {{#invoke:Lang|lang}} (Latin for 'suit pending'<ref>Black's Law Dictionary, p. 950 (8th ed.), 1999.</ref> ) is a written notice that a lawsuit has been filed concerning real estate, involving either the title to the property or a claimed ownership interest in it. The notice is usually filed in the county land records office. Recording a {{#invoke:Lang|lang}} against a piece of property alerts a potential purchaser or lender that the property’s title is in question, which makes the property less attractive to a buyer or lender. Once the notice is filed, the legal title of anyone who purchases the land or property described in the notice is subject to the outcome of the lawsuit.<ref>Template:Cite journal</ref>

Genesis and usages

{{#invoke:Lang|lang}} may refer to any pending lawsuit or to a specific situation with a public notice of litigation that has been recorded in the same location where the title of real property has been recorded. This notice secures a plaintiff's claim on the property so that a sale, mortgage, or encumbrance of the property will not diminish the plaintiff's rights to the property, should the plaintiff prevail in its case. In some jurisdictions, when the notice is properly recorded, {{#invoke:Lang|lang}} is considered constructive notice to other litigants or other unrecorded or subordinate lienholders.<ref>Template:Cite book</ref>

The recording office will record a {{#invoke:Lang|lang}} upon request of anyone who claims to be entitled to do so (such as because the person has filed a lawsuit). If someone else with an interest in the property (such as the owner) believes the {{#invoke:Lang|lang}} is not proper, then he can then file suit to have it expunged.<ref>Template:Cite book</ref>

Some states have {{#invoke:Lang|lang}} statutes which require the filer of the notice—in the event of a challenge to the notice—to establish that it has probable cause or a reasonable likelihood of success on the merits of its case in the underlying lawsuit. Other states do not have such a requirement.<ref>For example: McAteer v. Lauterbach, 908 A.2d 1168, 1170 (D.C. 2006)</ref>

History

Under the common law, the mere existence of a lawsuit potentially affecting the title to real property had the legal effect of putting the entire world on constructive notice of the suit;<ref>For example, First Maryland Financial Services Corp. v. District-Realty Title Insurance Corp., 548 A.2d 787, 791 (D.C. 1988); Malcolm v. Superior Court (Green), 29 Cal.3d 518, 523 (1981)</ref> anyone acquiring an interest in real property which was the subject of a pending suit took that interest subject to the litigants' rights as they might be eventually determined, no matter how much later.<ref>District of Columbia Redevelopment Land Agency v. Dowdey, 618 A.2d 153, 161 fn. 14 (1992).</ref> In effect, nothing relating to the ownership of the subject matter of the suit could be definitively changed while the suit was pending.<ref>For example, Lewis v. Jordan Investments, Inc., 725 A.2d 495, 500 (D.C. 1999)</ref> Without publication of the existence of a lawsuit, innocent buyers might discover the existence of a lawsuit too late.

The harsh effect of this rule, and its effect on innocent purchasers, led many jurisdictions to enact {{#invoke:Lang|lang}} statutes requiring a written notice, usually recorded in the land records where the real estate is located, for the notice provisions of the rule to be effective. Typically, a separate recorded instrument is required by statute if the lawsuit in question affects title to real property.<ref>For example, Calif. Code of Civil Procedure §§ 405–405.61; D.C. Code § 42-1207 (formerly § 45-906.1), enacted 2000</ref> If the statutory requirements are met, the world is put on "constructive notice" of the existence of the suit, and any person acquiring an interest later does so subject to the outcome of the suit.

Effect

{{#invoke:Lang|lang}} is taken as constructive notice of the pending lawsuit,<ref>R.I. Weil & I.A. Brown, Jr. California Practice Guide: Civil Procedure Before Trial ¶ 15:1.</ref> and it places a cloud on the title of the property in question until the suit is resolved and the notice released or the {{#invoke:Lang|lang}} is expunged. Careful buyers will be unwilling to purchase land subject to a {{#invoke:Lang|lang}} or will only purchase the land at a discount, prudent lenders will not lend money against the security of the land, and title insurance companies will not insure the title to such land. Title is taken subject to the outcome of the lawsuit. Because so much real property is purchased with borrowed money, this usually keeps the owner from selling the property. It also may keep the owner from borrowing money secured by the property (such as to pay the costs of defending the suit).

It is important to note that the presence of a {{#invoke:Lang|lang}} does not prevent or necessarily invalidate a transfer of the property,<ref>For example, 1st Atlantic Guaranty Corp. v. Tillerson, 916 A.2d 153, 157 (D.C. 2007); see also Morrison v. Shuster, 1 Mackey 190, 200, 1881 U.S.App.Lexis 2702 (1881).</ref> although it makes such a transfer subject to the outcome of the litigation. Thus, the owner is not prevented from selling the land for (non-borrowed) cash, pledging it as security for a speculative loan, or giving it away, all subject to the outcome of the lawsuit. Once the {{#invoke:Lang|lang}} is recorded, however, the recipient (a "purchaser" or "grantee {{#invoke:Lang|lang}}")<ref>1st Atl. Guar. Corp. v. Tillerson, 916 A.2d 153, 157, quoting Powell on Real Property § 82A.01 [1] (2006).</ref> would be deemed to have notice of the litigation and might lose their title to the property if the plaintiff's suit prevails.

While it is generally thought of in connection with real property (land, buildings, and the like), the doctrine of {{#invoke:Lang|lang}} also applies to personal property. Frequently, {{#invoke:Lang|lang}} statutes only apply to real property, so the common-law doctrine probably still applies to personal property.

See also

• {{#invoke:Lang|lang}}
• {{#invoke:Lang|lang}}