Opinion ID: 490620
Heading Depth: 2
Heading Rank: 1

Heading: Validity of the Tax Lien

Text: 6 It is Anderson's contention that the tax lien which attached to Polk's property in 1975 is not valid against Anderson because the IRS did not properly file its notice of lien within the meaning of applicable federal statutes. Specifically, Anderson argues that for three reasons the notice should have been filed under the name Bruce Polk. First, all the mortgages and deeds relating to Polk's property, all the logical starting points for a title search, listed the owner as Bruce Polk. Second, the Maricopa County records had so many entries under the name of Polk that someone searching diligently under Bruce Polk would be unlikely to notice entries under Roy Bruce Polk. Third, the IRS revenue officer assigned to collect Polk's tax assessment knew that Polk was commonly known as Bruce rather than Roy. The IRS argues in response that the lien was properly filed and is enforceable against the property now owned by Anderson. 7 Since the federal tax lien is wholly a creature of federal statute, federal law establishes the content of a sufficient filing. United States v. Brosnan, 363 U.S. 237, 240, 80 S.Ct. 1108, 1110, 4 L.Ed.2d 1192 (1960). Questions of law are reviewed de novo. United States v. McConney, 728 F.2d 1195, 1201 (9th Cir.) (en banc), cert. denied, 469 U.S. 824, 105 S.Ct. 101, 83 L.Ed.2d 46 (1984). 8 The proper form of filing for a tax lien is left up to the Secretary of the Treasury by 26 U.S.C. Sec. 6323(f)(3); it is defined in the regulations as Form 668, Notice of Federal Tax Lien under Internal Revenue Laws. 26 C.F.R. Sec. 301.6323(f)-1(c). Such a form, if properly filled out and filed in the correct location, is valid notwithstanding any other provision of law regarding the form or content of a notice of lien. 26 U.S.C. Sec. 6323(f)(3). There is no dispute in this case that the notice of lien against Polk's property was filed in the correct location. There is also no dispute that the notice of lien was filed on Form 668 and pursuant to that form listed the amount owing under Polk's full legal name. 9 Anderson argues that, even though the technical requirements of section 6323(f) may have been met, the lien should nevertheless be invalidated because the federal statutory scheme itself is inadequate to put a real estate purchaser on notice of a tax lien where the seller does not commonly use his full legal name. According to Anderson, a reasonable notice scheme would require the filing of a tax lien not only under the taxpayer's legal name, but also under every name in which the IRS knows the taxpayer has recorded title to property. 10 Anderson relies on a number of cases holding that a federal tax lien may be invalidated if the IRS misspells or otherwise materially alters a taxpayer's name in its notice of lien such that a reasonable and diligent search by the purchaser would not reveal the existence of the lien. See Haye v. United States, 461 F.Supp. 1168 (C.D.Cal.1978) (Castello instead of Castillo); Continental Investments v. United States, 142 F.Supp. 542 (W.D.Tenn.1953) (W.R. Clark, Sr. instead of W.B. Clark, Sr.); cf. United States v. Sirico, 247 F.Supp. 421 (S.D.N.Y.1965) (lien filing gave constructive notice, even though taxpayer's first name was shortened to an initial). In each of these cases, the IRS failed to file its notice of lien under the taxpayer's full legal name. Here, by contrast, Anderson does not argue that the IRS altered or misspelled Polk's name and thereby failed to comply with the filing statute. 11 We have found only two cases where a tax lien correctly filed under the taxpayer's full legal name was called in question. In United States v. Clark, 81-1 U.S.T.C. p 9406 (S.D.Fla.1981), the delinquent taxpayer was a married woman. After the IRS filed a notice of tax lien under her correct married name, she divorced and remarried. Although the IRS knew that the taxpayer changed her legal name upon remarriage, it did not file a new notice of lien under the new name. When the taxpayer sold certain real property, the purchaser searched the title only under the taxpayer's current name and so did not find the notice of tax lien. The district court, citing 26 U.S.C. Sec. 6323(f)(4) (which was added in 1978), held that the government's failure to refile its notice made it impossible for a reasonable inspection of the land records to reveal the lien. Accordingly, the court held the lien invalid as against the purchaser. 12 Clark is distinguishable from the present case on two sufficient grounds. First, it relies on statutory language in 26 U.S.C. Sec. 6323(f)(4) which was not yet enacted when the IRS filed its notice of lien on Polk's property. Second, in Clark the real estate purchaser failed to discover the notice of lien even though he searched the land records under the seller's correct legal name. Such was not the case here. 13 In Pioneer National Title Ins. Co. v. United States, 81-2 U.S.T.C. p 9482 (D.N.J.1981), a single woman purchased real property under her maiden name. Later she married and was assessed for unpaid taxes under her married name. She subsequently sold her property to a purchaser who searched the title under her maiden name only. When the purchaser later discovered that the IRS had filed a notice of lien under the taxpayer's married name, he sued to quiet title. The court, in a well-reasoned opinion, held in favor of the IRS: 14 Section 6323(f) ... clearly provides that a notice of tax lien properly filed under the name of the taxpayer is sufficient to validate the lien against all property owned by the taxpayer, under whatever name acquired. 15 Id. at p. 87,515. 16 We agree with the New Jersey district court. If Congress had intended to impose upon the IRS the duty to investigate what property is owned by a delinquent taxpayer, record the name under which it was acquired, and file a separate notice of tax lien for each such name, it could have done so. Cf. United States v. Union Central Life Ins. Co., 368 U.S. 291, 294, 82 S.Ct. 349, 351, 7 L.Ed.2d 294 (1961) (IRS has no duty to keep aware of property owned by tax delinquents). We hold that the tax lien is valid against Anderson.