WY Underwriting Summary

Search/Exam

• No state law minimum period of time for a search.
• Under Wy. Stat. §34-10-103, the Marketable Record Title Act operates when the root of title is at least 40 years old.
• No title insurance within the state may be issued unless based upon adequate evidence of the current condition of title, certified in writing, as of the date of the policy by either (1) an authorized abstractor with a complete set of abstract records of title of all real estate in the county or (2) an attorney authorized to practice in Wyoming provides an opinion as to the condition of the title following a review of the pertinent title records or abstracts. See Wy. Stat. §26-23-308 and §33-2-101.
• Surveys: Wyoming does not have a requirement for a survey as a condition for insurance. The WFG underwriting policy is:
  • Residential Lender's policies WFG does not require it. May want to require it for locations further outside the city limits.
  • Commercial expects a survey.
  • Condos don’t require a survey typically (because of the as-built survey).
  • Agricultural it depends.
  • Loan Owners Policy prefers a survey.
• Extended – Expanded Coverage policies are not common in WY.

UPL

• Title insurer or agent has statutory authority to engage in the escrow, settlement or closing business. Wyo. Stat. §26-23-314.
• Title insurance companies authorized to do business in the State of Wyoming and their licensed agents are authorized to prepare documents required for title or closing which would otherwise constitute the practice of law in connection with issuing title insurance.
  • Must use standardized forms prepared by a WY Lawyer
  • Insurer and agent may NOT release or affect judgment liens
  • May not interpret documents or give advice about “rights and obligations”
  • May prepare other documents at the request of a WY Lawyer
• Summary distinguishing UPL conduct in WY: Wyo. R. State Bar, Att’y Cond. & Prac. 7.
  • “Practice law” does not include title insurance companies and their licensed agents preparing documents if (a) the transaction is arising out of the lawful course of business for the title insurance company issuing title insurance (b) in closing a real estate sale, title agents can only prepare closing statements which do not affect judgement liens (c) documents should be on standardized forms prepared by a licensed WY Lawyer. (d) no advice should be given regarding the document or party obligations.
  • Title insurance companies in WY and their agents may prepare other documents at the request if a WY lawyer if WY lawyer takes personal responsibility.

Vesting

• Wyoming recognizes tenancy in common, joint tenancy, and tenancy by entirety. Tenancy by entirety assumed if married couple absent statement to the contrary or of a different tenancy. A tenancy by entirety is automatically created when ownership is granted to two or more persons unless joint tenants with right of survivorship is expressly created.
• Joint Tenancy with right of survivorship requires...
• Judgement lien attaches:
  • For judgements before 1999, the first day of the term at which judgment is rendered.
  • For judgements after 1999, from recording of the judgment with the County Clerk.

Property Tax

• Fifty percent(50%) of real estate taxes are due on and after September 1 and payable on November 10 in each year. The remaining 50% is due on and after March 1 and payable on and after May 10 of the following calendar year. Wyo. Stat. Ann. § 39-13-107(b)(i)(D).
• The holder of a tax deed takes the title of the taxpayer and receives at least constructive possession of the land.
• The tax deed obliterates all prior encumbrances
• Tax deeds present hazardous risk when insuring conveyance out of tax deed grantee to a BFP; underwriting review and approval required

Mortgage/Transfer Tax

• No Mortgage tax in Wyoming
• No transfer tax in Wyoming

Spousal Joinder Requirements/Homestead

• A spouse not in title must join in the conveyance/mortgage of homestead property. See Wyo. Stat. §34-2-121.
• Every owner or occupant of a homestead must execute the deed or security instrument to properly encumber or convey the homestead right. The document must contain the following language to release the homestead, “hereby releasing and waiving all rights under and by virtue of the homestead exemption laws of this state” and be signed by the owner and any spouse of the owner of the homestead. See Wyo. Stat. §34-2-121.

Power Of Attorney

• Adopted the Uniform Power of Attorney Act, presumed durable. Wy. Stat §3-9-101 - 123

Construction Liens

• Mechanics/Construction lien must be filed within 120(subcontractors, laborers, etc.) or 150 (original contractor) days of completion of work of filing Ntc of Substantial Completion / Action to foreclose must commence in 180 days following filing of lien. Wy.Stat. 29-2-106 & 29-2-109
• Multiple notices needed. Good Summary linked here

Foreclosure Review

• Notice and Advertisement (non-judicial) is most common, but judicial is available if the lien does not include express Power of Sale. Mortgage is most common. Deeds of Trust are rare and effecting a termination/release of lien of Deed of Trust is often incorrectly performed

Instrument Requirements

• A Wyoming Statement of Consideration (PDF) disclosing the financial information of the transaction must accompany each deed.
• It's the buyer's responsibility to fully complete the Statement which is a confidential document used by the County Assessor to determine market value of all property in the county. Additional information on Statements of Considerations (PDF) is available. Documents must be clearly readable and reproducible.

Who May Serve As Trustee On Deed Of Trust

• Wyoming allows both Deed of Trust and Mortgage. Mortgages are by far most common and Deeds of Trust are almost unheard of.
• A title insurer or title agent may reconvey a trust deed or release a mortgage regardless of whether the title insurer or title agent is named as a trustee. Wyo. Stat. § 34-1-146.
• Thirty (30) day writing period before recording a reconveyance or release and after mailing notice of intent. Wyo. Stat. § 34-1-147.

Time Limitations

• US Judgment Liens 20 years, renewable for 20 years
• State Court Judgment Liens 5 years, renewable
• Federal Tax Liens 10 years (+30 days); can be refiled
• Estate Tax Lien Federal 10 years
• Mechanics/Construction lien must be filed within 120(subcontractors, laborers, etc.) or 150 (original contractor) days of completion of work of filing Ntc of Substantial Completion / Action to foreclose must commence in 180 days following filing of lien. Wy.Stat. 29-2-106 & 29-2-109
  • Extensions cannot exceed twice the time within which the lien would have to be filed (i.e. 300 days contractor and 240 days all others).
• Financing Statements effective for 10 years (5 years if before July 1, 2013). Wyo. Stat. § 34.1-9-515.
• Mortgages
  • Every mortgage of real estate, containing a power of sale upon default, may be foreclosed by advertisement within ten (10) years after the maturing of such mortgage or the debt secured thereby, or after the recording Wyo. Stat. § 34.4.102.

Odd Stuff

• Cancellation/Commitment fee is not prohibited in this state.

Probate

• Wyoming does not have a separate estate or inheritance or gift tax.
• If the property is held Tenancy by the entirety or JTWROS and one dies, Wyoming expects the survivor to record an Affidavit of Survivorship (Wy. Stat. §2-9-102) in the county records.
• Ancillary Administration procedure is required when a nonresident's estate has property in Wyoming valued not exceeding two hundred thousand dollars ($200,000.00) Wy. Stat. §2-11-201
• Intestate succession statute Wy. Stat. §2.4.101-108.

Closing Protection Letters

• Closing Protection Letters