Opinion ID: 1889347
Heading Depth: 1
Heading Rank: 2

Heading: Issue Three Duty to Search Beyond Five Years

Text: In its discussion of Mid-State's alleged constructive notice of the 1987 Judgment Lien, the Superior Court included the following footnote: Given the five year revival rule, logic dictates that a prudent search of the Clinton County Judgment Index on August 24, 1994 [the date Mid-State recorded its mortgage lien] would require one to look back no further than August 24, 1989. In the instant case, because [Blesh's] lien was reduced to judgment in January, 1987, and because [Blesh] did not revive that judgment until September, 1995, Mid-State's search of the Judgment Index in August, 1994, did not disclose the existence of [Blesh's] lien. Mid-State Bank and Trust Co., 710 A.2d at 1192, n. 2. Blesh argues that the Superior Court erred in holding that a reasonably diligent title searcher would search back no more than five years because there are many reasons why a search beyond five years would be necessary. This argument is of no moment. First, the Superior Court's footnote is dicta that has no effect on its holding in the case. Second, the kinds of liens that survive for more than five years without need for revival, such as federal tax liens (which remain valid until paid) and municipal claims (which remain valid for twenty years) are not recorded in the Judgment Index. Third, and perhaps most important, regardless of whether Mid-State had searched back more than five years and had discovered the 1987 Judgment Lien, Mid-State still would not have known that Blesh had a valid interest in the Property because the 1987 Judgment Lien had expired and had not yet been revived. Therefore, no matter how far back Mid-State had searched, the result would be the same.