DISCLAIMERS


Foreclosure Posting Lists (Pre-Foreclosures) and Constable Sale Posting Lists:

The above reports are derived from foreclosure notices (both Trustee and Constable) posted at County-Commission designated posting boards. F.I.L.S. Inc. records all notices posted at the designated posting boards every month. In most cases, the designated posting boards are not secure. While F.I.L.S. Inc. estimates 99.9% coverage of all posted notices, we cannot guarantee that every notice posted is recorded due to the insecurity of the posting boards.

The above reports are composed of data either directly derived from posted notices or indirectly derived from supplemental sources such as Deeds of Trust or Appraisal District offices.

F.I.L.S. Inc. does not guarantee the accuracy of the data published. In most cases, F.I.L.S. Inc. on-line reports provide links to the foreclosure notices, deeds of trust and appraisal district records. All data published by F.I.L.S. Inc. should be independently verified before rendering any judgments or purchasing any property listed in F.I.L.S. Inc. reports.

Sales Confirmation Reports (REOs/Post-Foreclosure Reports):

Representatives of F.I.L.S. Inc. attend every foreclosure auction in those counties that F.I.L.S. Inc. publishes Sales Confirmation Reports.

For each sale of a property witnessed by representatives of F.I.L.S. Inc. in attendance at foreclosure auctions, the fact of sale, bid price and time of sale are recorded and published to the Sales Confirmation Reports.

While the reports and the data published therein may be considered a prima facie indicator, F.I.L.S. Inc. does not guarantee the accuracy of the data. The reports are NOT legal evidence of a foreclosure.

The best evidence of a foreclosure is a Trustee Deed or Constable Deed filed by Trustees or Constables in county records. However, in some cases Trustee Deeds may not be filed in county records.  Among several reasons why a Trustee Deed may not be filed are, a filing of bankruptcy prior to the sale, the untimely discovery of an IRS lien against the subject property or other legal reasons.

Furthermore, F.I.L.S. Inc. cannot guarantee that every property sold at auction was witnessed by its’ representatives.

Such disclaimers also apply to F.I.L.S. Inc. Historic Records Reports.

U - UNCONFIRMED FINAL BIDS

A "U" in the Final Bid Price field of our Sales Confirmation Report or records retrieved from the Mortgage Sales Historic Records Database connotes that the figure is Unconfirmed.

     -An Unconfirmed Final Bid is the sale amount which was recorded by representatives of FILS in attendance at the auction as being the figure announced by the Trustee.

C - CONFIRMED FINAL BIDS

A "C" in the Final Bid Price field of our Sales Confirmation Report or records retrieved from the Mortgage Sales Historic Records Database connotes that the figure is Confirmed.

     -FILS reviews Trustee Deeds to compare the final bid, if reported on the deed, to the Unconfirmed Announced Final Bid recorded by FILS staff at the auction. Matches between the Announced Bid and the Deed-Disclosed Final Bid are then confirmed in the FILS database. If a discrepancy exists between the two, FILS amends the figure in the database to the Deed-Disclosed Final Bid. 

N - NO TRUSTEE DEED FILED

An "N" in the Final Bid Price field of our Sales Confirmation Reports or records retrieved from the Mortgage Sales Historic Records Database connotes that the figure remains Unconfirmed and that no Trustee Deed has been filed. 

     -Occasionally, the Trustee may not file a Deed even if he foreclosed the property at the auction. This may be due to either a bankruptcy being declared unbeknownst to the Trustee at the time of sale or for other reasons that are unknown to FILS.

* As recognized by Foreclosure law, a sale is either a purchase of the subject property by the bank (or taxing authority in the case of tax sales) for the loan balance (plus other fees) if no public, cash bids were accepted or a sale to Third Party Bidders for cash.