How to Access Property Records in Missouri

What Information Can You Find in Missouri Property Records?

Along with the property address and owner's name, you can also find many other details about the property. When buying a home, this can come in handy. Some of the details you might find when searching for Missouri property records include:

Deeds and Conveyance Records

Deeds and conveyance records are the most common records. They not only transfer ownership but also verify title to the property. If someone needed to prove they owned a property, they would produce a deed.

Deeds are signed by all parties and witnessed by a notary. Some of the information contained in deeds includes:

• Name of the Seller/Grantor and Buyer/Grantee.
• A detailed description of the property.
• Maps and plats along with boundaries and sometimes surveys showing the acreage and edges of the property.
• Conveyance language explaining the ownership transfer from one person or entity to another.
• Notarization and execution are at the bottom, where everyone signs to make it legal.

The bulk of the language contained within deeds is conveyance language, making it crystal clear that the property is being transferred from one person to another. The deed (depending on type) also dictates how much warranty the seller (grantor) is giving to the buyer (grantee).

Property Tax Records

Missouri property records are vital information as well. You must pay your county's annual property taxes if you own property in Missouri. These taxes pay for things like schools, police, fire departments, and other local services. Missouri's average property tax rate is 0.88% of the home's assessed value. Each county sets its own tax rates, so they can vary. Property taxes are due by December 31st of each year.

The following information is present in a standard property tax record:

• Assessment Details - Property tax records usually include the assessment details observed by the local assessor. It will outline the assessment amount.
• Property Details - The document will show details of the property, such as the address and improvements on the land.
• Tax Rate - The document will show the tax rate applied to the property.
• Payment history - The record will indicate the number of payments made plus the amount.
• Tax Calculations - The record may show the calculations leading to the owed taxes.

Tax assessors calculate owed property taxes by multiplying the estimated market value determined by an assessor by the assessment rate, then multiplying the resulting value by the tax rate and dividing the value by 100. So, for example, if a residential property's estimated market value is $180,000 and the assessment rate is 19%, then its taxable value would be $34,200. If the tax rate is 8.2661, the estimated tax bill would be $2,827.01.

How Often is Property Tax in Missouri Assessed?

Per state laws, assessors must reassess properties every two years. The State Tax Commission is in charge of the local reassessment process. Since the local assessors differ per county, the assessment process may differ in detail. However, every assessor has to follow processes such as:

• Valuation - Assessors must determine the property's market value using one or more approved techniques. The first is the cost approach, where the assessor determines the cost of replacing the structure with a similar improvement in the current market. The second approach is the market or sales comparison approach, where the assessor values the property based on recently sold comparable properties. The last approach is the income approach, often used for apartments and similar real property. The assessor estimates the potential gross income for the property and then subtracts operating expenses and the amount for vacancies.
• Noticing - The assessor then prepares a document informing the property owner of the assessed market value. The document records the estimated market value, relevant information such as the property description, and applicable taxes.
• Appeal - If they disagree with the assessment, owners can take three steps to appeal. The first is an informal appeal where the owner schedules a meeting with the appraisal staff to review the appraised value. Owners may only request within 15 days of the notice. If the owner is unsatisfied with the informal meeting, they may appeal to the Board of Equalization as the second option. The owner must place the appeal with the assessor's office and wait for the hearing. The third option is appealing to the State Tax Commission within 30 days of receiving the decision.

Property Liens and Encumbrances in Missouri

Encumbrances like liens can damage a property's reputation because they appear everywhere in property records. There are two main types of liens: voluntary and involuntary.

Voluntary Liens

Voluntary liens are those which you readily agree to. When you borrow money, you can use your home as collateral, and the lender will put a lien on the property until you pay off the loan.

• Mortgage Liens - If you take out a mortgage, your lender will require monthly payments and put a lien on your deed until you pay off the loan. If you fail to make your payments on time, the lien allows them to seize and sell your home in foreclosure to pay off the debt.

  A standard document includes information such as:

  • Loan Terms - The document may indicate the loan terms, such as how much the borrower should repay based on the set interest. It may also give information on approved payment methods.
  • Lender and Borrower Details - The records will show the names and details of the borrower and lender.
  • Property Description - The record may include a legal property description. If not, the parcel number or physical address will identify the property.
  • Responsibilities and Rights - The record may have a section showing the responsibilities and rights of each party.
  • Duration - The mortgage should identify how long the loan will be in effect.

Involuntary Liens

Involuntary liens are very serious, and you do not get to choose. If you owe money and refuse to pay, the party can put a lien on the property and eventually foreclose and sell it.

• Mechanic's Liens - Mechanic's liens are for people who work on your property, like contractors, laborers, landscapers, architects, and material suppliers. If they do work and you don't pay, they can put a lien on the property until it sells, and then they will be paid out of the proceeds.
• Tax Liens - You are required to pay annual property taxes. The county can put a lien on your property if you fail to pay them. Eventually, they will foreclose and sell the property, and you will lose your home.
• Judgment Liens - Judgment liens are a legal tool that creditors can use to force you to pay them what you owe. They must first take you to court. Then, if the judge sides with them, they can foreclose and sell the house at auction.

The Process of Property Liens in Missouri

The process of filing a lien in Missouri has the following key steps:

• The first step involves sending a notice to the property owner. The preliminary notice should come ten days before filing the lien from the property owner of the intent if the claimant is a subcontractor, laborer, or supplier. Prime contractors must send the notice before the first payment.
• Filling out the form should be the next step, where the claimant fills in the required information. Claimants should be careful when providing the correct information, including the property owner's name, a description of the property, the amount owed, and the start and end dates of the work.
• Claimants must then record the form in the appropriate office. It is usually the county clerk's office. The offices charge a fee for recording, which claimants must meet down to the last cent. In addition, the claimants must meet the recording requirements of the office.

Easements and Covenants

Easements and covenants often accompany deeds. They provide additional details about the property and how you can use it. For example, easements are rights of way that allow someone other than the owner to access the property at will. If a wireless company installs towers on someone's private property, it can enter the property to maintain its towers without asking.

Covenants are rules about how a property can be used. Many condos and gated communities have strict rules about yard cleanliness and decorations. For example, they may disallow pink flamingos on your front lawn.

Plats and Surveys

Plats and surveys are supplemental documents that often accompany deeds. They are types of maps that show boundaries. Plats show the boundaries of all neighboring properties, whereas surveys show only the boundaries of the actual property. They come in handy during disputes.

Surveyors must be licensed to conduct a valid survey. Property owners may file the survey document with a local government office, such as the clerk, as a public record. Because there are different surveyors and surveying companies in the state, survey documents vary in structure. However, the following information may be present in a typical survey document:

• Property Description - The document will describe the property, including the plat number, physical address, and, sometimes, a legal description.
• Name of the Property Owner - The record will show the property owner's name and details.
• Improvements - The survey may note any improvements on the property, such as fences and buildings.
• Easements and Rights of Way - The document will note any rights of way and easements affecting the property.
• Boundaries - The document will note the property's boundaries, including measures and angles.

Property Descriptions and Boundaries in Missouri

Another critical piece of the puzzle is property descriptions. These details about the property make it easy for anyone to find it. They include landmarks and other descriptions unique to the piece of property.

Surveys measure the land and provide solid boundaries, so you know exactly where your land ends and another begins. They often come into play during boundary disputes, new construction, utility installation, and other situations.

Sometimes, a homeowner is sure a neighbor is trespassing on their property, causing a boundary dispute. One party may sue the other, and a judge must decide. The court may use surveyors to provide expert testimony and help determine the actual boundaries of the property.

Foreclosures

Homes in foreclosure are called "distressed properties". That does not necessarily mean there is anything physically wrong with them; it is just that the homeowner is in financial trouble. Investors often seek out distressed properties to buy them cheaply and sell them for a profit, while regular buyers usually want to avoid the hassles associated with foreclosure properties.