A: Yes. You can prepare a ‘notice of adverse claim’ and request the register of deeds to annotate such claim on the title.
A: Your notice of adverse claim will be mentioned on the title itself. So, when any other person checks the title, they will see that you bought it already. This is helpful in preventing double sales (i.e. if the seller or another party attempts to sell the property again, even after it was sold to you).
A: Any transaction/transfer with or of the title to the property will be ‘subject to’ your claim. For instance, if someone purchases the property and is able to transfer the title to his name, the ownership of the property is ‘subject to’ you claim – giving you a better right to the property.
A: No. You will need to enforce your right/s through the courts.
A: Thirty days. But, since it is not automatically cancelled, the legal effect is maintained as long as it has not yet been cancelled.
A: After thirty days, you will be allowed to ask the a court to order the removal of the adverse claim.
A: No. The register of deeds exercises no discretion in this matter. As long as the requirements for a notice of adverse claim are met, the register of deeds must annotate the adverse claim.
A: No. A notice of lis pendens is a notice that there is a pending case involving the property.
A: The adverse claim must state in writing:
i. the right or interest, and how it was acquired; ii. the description of the property; iii. the certificate of title number
The statement must be signed and sworn to before a notary public or other officer authorized to administer oath; and
The claimant should state his residence or the place to which all notices may be served upon him.
A: Yes. In general, if you believe you have a right to a property, you can opt to have a notice of adverse claim annotated. However, note that a notice of adverse claim is limited to a validity period of only thirty days. After the thirty day period, the removal is not automatic but a court may be petitioned to order the removal. It is always best to actively protect your rights and interest. The best protection is still to have the title in already in your name.