Allonge endorsed in blank, nothing recorded since 2014, bid due Friday

Question from the cheap seats, warrant. Who has the original wet-ink note right now? Not the copy. Because from what I've been reading, if the seller can't tell you which custodian's vault it's sitting in, the blank endorsement is decoration. That seems like the first phone call and it's free.

The gap you're describing splits into two questions answered by different documents. Ownership of the debt travels with the note and its endorsements. The ability to enforce against the collateral is usually shown through recorded assignments of mortgage. An allonge endorsed in blank makes you holder when you have physical possession, and possession is the part people skip. If the seller can't produce the original note with the allonge attached, blank endorsement doesn't do the work you want it to do. Whether a court in a judicial state will let you proceed on the note with an unrecorded chain depends on that state's statute and case law, so that goes to local foreclosure counsel before you bid rather than after.

On price, missing assignments are often curable when the intermediate entities still exist and will execute corrective assignments. What you're underwriting is the delay and the legal hours spent chasing signatures from an entity that may have dissolved. Ask for the full servicing comment history, the pay history from origination rather than from 2019, and written confirmation that the collateral file has been audited. If all they'll hand over is a data tape, the discount has to carry that.

$38k against $141k as-is is a 27 percent basis. That's real cushion. It stops being cushion if the file runs fourteen months longer than you modeled while an occupied property deteriorates and taxes accrue. Model the timeline with your counsel's current numbers for that county, and get the seller's representation about document delivery in the purchase agreement in writing.

The "believed occupied" line is what I'd fix before anything else. Somebody living there with a defense and a lawyer is a different asset from somebody who moved out in 2022 and left the pipes to freeze. I'd pay a local agent $150 to drive by and knock, and I'd want a photo of the front door.

I don't know enough to argue with any of this but I'm noticing the payment history starting in 2019 on a 2007 loan. Isn't the missing decade where you'd find out whether there was already a modification, or a bankruptcy, or a prior foreclosure that got dismissed?

plumb is asking the right thing. I've managed houses coming out of long defaults and half of them had a dismissed case in the file that nobody mentioned at sale. That history changes your timeline more than the assignments do.

I passed on something shaped like this last year for a boring reason. The seller wouldn't rep and warrant document delivery, and their counter was "we'll cooperate in good faith." Good faith isn't a remedy. If they strike the condition, flint's $29k is generous.

Genuine beginner question, sorry. Who pays the property taxes while all of this is happening?

wren, you do, in practice, if you want the lien to survive. Tax liens generally sit ahead of the mortgage and the details vary by state, so warrant needs a current tax cert on that parcel before Friday, not a number off the assessor site.

warrant, the other thing I'd pull is the title O&E. $400 or so. You're arguing about the assignment chain while an unrecorded second or a code enforcement lien could be sitting there. I've seen a $9k municipal lien turn a 27 percent basis into a 34 percent basis in one afternoon.

Running your numbers as given. $38k purchase, say $1,500 diligence, $3,500 in taxes to bring current, $9k to $14k legal through a contested judicial case, six to eight months of carry on nothing. Call it $56k all in on the bad end. Against $141k as-is you're still fine. Against $141k that turns out to be $112k because the BPO was exterior and the interior is gutted, you're at 50 percent and you no longer have a trade, you have a rehab you didn't underwrite. The number I'd want isn't the assignment chain, it's an interior condition read.

ledger's bad-end stack is the version I wish someone had handed me before my first one. I'd add that the legal number moves a lot by county inside the same state. Two counties, same statute, one clerk sets hearings in six weeks and the other in five months, and nobody prices that in until they've lived it. warrant, ask your counsel how long their last three files in that specific county took.