David Van Noy Jr
816 536 7653
If this order had been followed, the short sale would have been revealed and you could then have determined what course would be in your best interest.
I'm not sure I understand what you were waiting for during the 6 week time period.
I'm also confused as to whether the property is being sold for back taxes or default on the loan as there are two different scenarios for those occurrences adn your description contains elements of both.
I see no evidence of "crookedness." I tis possible that ineptitude was involved, but I couldn't make that determination without more facts.
An attorney would certainly know more about small claims court than I; I'm sorry you have elected not to share that information.
When I represent the seller, I always run a preliminary title check before taking the listing.
If it needs to be a short sale, that is stated on the MLS; and the lenders are contacted to open up the lines of communication from the beginning. Even if the lenders are difficult to communicate with because of the tremendous work load they have.
If the property is going into foreclosure due to bancruptcy, the realtor can only pull it off MLS if the owner(s) of the property keep us fully informed. Bancruptcy is stressful, embarassing, and draining; sometimes the owners forget, or avoid, telling the realtor what's happening in a timely manner.
I've found out later that clients lied to me. We can only represent what we know to be true. I have to take reasonable care to know the truth. But should I have a full personal investigation of each of the clients I work with? I don't know that that is reasonable.
It's the owner of the property you should go after. But, then, they don't have any money, do they? So you want to go after the agent. If you find that the agent knew and withheld then you should certainly do so by filing a complaint with the state agency that governs that agent. That will do more to them than small claims court. So now you need to know if you have proff they knew.
I'm not trying to sound cold. But that's probably where you stand.