Maine Mechanics Lien Frequently Asked Questions
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What is a Maine mechanics' lien claim?
In Maine, liens filed on private property or on funds relating to a public project are known as Maine Mechanic's Liens. When a Maine mechanics lien is filed with regard to work performed on privately owned property, it attaches to and encumbers the fee simple ownership of property. When a Main mechanics lien is filed with regard to work performed on a publicly or government owned property, it attaches to the fund of money which the public agency has allocated for a project. The reason for this is that you cannot force the sale of publicly owned land (public agencies mean any county, city, town, township, public commission, public board or other municipality authorized by law to make contracts for the making of any public improvement in any city, town, township or other municipality).
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Who can file a Maine mechanics' lien Claim?
Contractors, as well as subcontractors, sub-subcontractors and suppliers who have a contract with a general contractor or a subcontractor can file a Maine lien claim statement.
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Are pre-lien notices for a Maine mechanics' lien Claim required?
No. But on residential projects, filing a pre-lien notice or preliminary notice is recommended because a residential Maine mechanics lien can only be enforced to the extent of the balance due to the general contractor upon commencement of the action, unless the owner received prior written notice from the subcontracting party.
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When should a Maine mechanics' lien Claim be filed?
Maine mechanics' liens on both public property and private property must be filed within 90 days of the last date the claimant provided materials or services to the Project.
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How much does it cost to file a Maine mechanics' lien Claim?
LienItNow.com prepares, files Maine mechanics' liens for a fee of $290.00. Service of the lien is not included in this price, but LienItNow.com will have the lien served for an additional charge.
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Do I need a written contract in order to file a Maine mechanics lien claim?
Oral contracts are sufficient if you have sufficient documentation to show the existence of an agreement or that you performed the work for which you are filing a Maine construction lien claim, and that the work was performed by virtue of a contract or with consent of the owner.
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How does filing a Maine mechanics' lien Claim help me get my money?
On a private project, the Maine mechanics' lien places an encumbrance on the property that makes it difficult to resell or re-finance the property without first removing the Maine mechanics lien.
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What is a Maine Stop Notice and why should it be filed
LienItNow.com prepares and serves Maine Stop Notices for a fee of $125.00. A Stop Notice is a notification that has the ability to enhance the effectiveness of a mechanic's lien. A Stop Notice, or a notice to withhold funds, is sent to the company that is financing or funding the construction funds for a project. Once that company receives the Stop Notice, that company has notice that it should withhold sufficient money to satisfy the stop notice claim. The purpose of the Stop Notice is to provide the lender, financiers or funders of the construction project notice that there is money owed to a contractor, subcontractor or supplier so that an inquiry can be made as to why that money is not being paid.
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What is a Maine Amendment to a mechanics' lien Claim?
LienItNow.com prepares, files and serves Maine Amendments to mechanics' lien Claims for a fee of $250.00. Amendments to a mechanics' lien claim are often needed when something about the claim changes. Common changes to a lien claim are increases or reductions in the amount due to the lienor, or a change to the last date of work.
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When should a Maine Discharge of mechanics' lien claim be filed?
LienItNow.com prepares, files and serves Maine Discharges of mechanics' lien Claims for a fee of $85.00. Once the lienor has been paid the amount contained in its lien claim, or has come to an agreement that requires the lien claim to be removed from the property records, a Discharge of mechanics' lien Claim should be filed.
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How much does it cost to file a Maine Extension of a mechanics' lien Claim?
LienItNow.com prepares, files and serves extensions of mechanics' lien Claims for a fee of $85.00. All lien claims expire after a certain period of time, and filing an extension of the mechanics' lien claim prolongs the expiration date. Maine law, however, does not permit an extension of mechanics' lien claims.
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Can I file a Bond Claim on a Maine Project?
LienItNow.com prepares, files and serves Maine Bond Claims for a fee of $275.00. Bond claims can only be filed on a project where the owner, contractor or subcontractor has obtained a payment bond to ensure that every contractor receives payment for the work performed on the Project. The payment bonds issued by sureties for construction projects have specific timing requirements, but most require claimants to submit claims against the bond within sixty to ninety days from the claimants' last date of work. Bond claims are more effective than a lien claim because the payment bond acts as a guarantee that payment will be made for work properly completed.
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Do I need to file a Pre-Notice to make a claim against a Maine payment bond?
LienItNow.com prepares, files and serves Maine Pre-Notices for bond claims for a fee of $50.00. Depending on the terms of the payment bond, pre-notices may or may not be required. LienItNow.com recommends that, prior to or immediately after starting work or delivering materials to a project, subcontractors and suppliers, file a pre-notice that it is a potential beneficiary of the construction project's bond.
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