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Home›Financial Distress Resource Center›Multiple Liens Buffalo NY
SELLING A HOUSE WITH
MULTIPLE LIENS
IN BUFFALO NY
Multiple liens stacking on a single property — mortgage arrears, back taxes, IRS debt, HOA liens, mechanic’s liens — can feel insurmountable. A single cash sale to NCB resolves every lien simultaneously at closing through Erie County title.
Types of Liens That Stack on Buffalo NY Properties
In Western New York’s aging housing stock, multiple liens accumulating on a single property is more common than most homeowners realize. The most common combinations NCB encounters:
- Mortgage + property tax lien: The most common combination — missed payments and delinquent Erie County taxes simultaneously
- Mortgage + IRS lien: Federal tax debt filed against a property with an existing mortgage
- Property tax + code violation judgments: City of Buffalo OBI fines converted to liens alongside unpaid county taxes
- Mortgage + HOA lien: Homeowner association assessments unpaid alongside the primary mortgage
- Mechanic’s lien + mortgage: Unpaid contractor work filed as a lien against the property
- Multiple mortgage liens: First and second mortgage, HELOC, and delinquent taxes all stacking simultaneously
Lien Priority — Who Gets Paid First
When a property is sold, liens are paid in order of priority. Understanding this order is important when evaluating whether a sale makes sense:
- 1st priority: Property taxes (Erie and Niagara County taxes supersede all other claims)
- 2nd priority: IRS federal tax liens (filed date determines priority among federal liens)
- 3rd priority: First mortgage (recorded date determines priority)
- 4th priority: Second mortgage / HELOC
- 5th priority: HOA liens, mechanic’s liens, judgment liens (by recording date)
- Last: Remaining equity paid to owner
If total liens exceed the property’s value, the situation requires honest conversation — NCB will walk through every number with you before making any decisions.
How One Cash Sale Clears All Liens
The title company obtains payoff figures from every lienholder simultaneously. At closing, each lienholder is paid in priority order from the sale proceeds. Releases and satisfactions are filed with Erie County Clerk. Every encumbrance on the property is resolved in a single transaction. You receive any equity remaining after all payoffs are satisfied — and you walk away with a clean slate.
Important note: If total liens exceed the sale price, some junior lienholders may not receive full payoff. In these cases, negotiation with individual lienholders — or a short sale negotiation with the primary lender — may be required. NCB will help you understand exactly where you stand before you make any decisions.
Multiple Liens — Common Questions
Can NCB buy my house if it has multiple liens in Buffalo NY?
Yes — NCB has purchased homes in Erie and Niagara County with multiple simultaneous liens including back taxes, IRS debts, second mortgages, HOA liens, and mechanic’s liens. All liens are paid through the Erie County title company at closing from sale proceeds in priority order.
What if my liens total more than my home is worth?
If total liens exceed the property value, a traditional sale may not cover all payoffs. NCB will walk through the actual numbers with you — who gets paid, in what order, and what you would receive. Depending on the situation, a short sale negotiation or lien subordination may be the right path. We give you an honest picture, not a sales pitch.
How does the title company handle multiple liens at closing?
The title company obtains payoff statements from each lienholder, verifies priority order, and pays each lienholder in sequence from the sale proceeds at closing. Each lienholder then provides a release or satisfaction of their lien, which is recorded with Erie County Clerk. The entire process is coordinated by the title company — you don’t need to contact each lienholder separately.
Nickel City Buyers — Multiple Liens — Sell House Buffalo NY
Nickel City Buyers, LLC purchases homes with multiple liens across Buffalo and Western New York. All liens cleared at closing through Erie County title. Serving Erie County and Niagara County including Buffalo, Cheektowaga, Amherst, Tonawanda, West Seneca, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Lackawanna, Williamsville, East Aurora, Niagara Falls, Lockport, and North Tonawanda. Address: 3842 Harlem Rd STE 400-339, Cheektowaga, NY 14215. Phone: (716) 557-7005.