REGISTRATION:  All persons participating in the Real Estate Tax Sale must register before making bids.  Registration will begin at 10:00 A.M. in the lobby of the Laclede County Courthouse located at 200 N. Adams, Lebanon, MO.

· All lands and lots on which taxes are delinquent and unpaid are subject to a tax certificate sale at public auction.

· The tax sale is held annually, on the fourth Monday in August, commencing at 10:00 a.m. at the Laclede County Courthouse.

· Delinquent taxes with penalty, interest and costs may be paid to the County Collector at any time before the property is sold.

· The list of properties subject to sale is published in a local newspaper for three consecutive weeks prior to the tax sale.

· Non-residents of Missouri may not bid unless special arrangements have been made with the Collector prior to the sale.

· The sale is conducted by the Collector of Revenue.  Bidding begins for the amount of taxes, penalties and sales costs.

· Buyer must be present to bid

· Each parcel offered for sale is individually identified by a brief legal description.

· The successful bidder receives a sale certificate identifying the parcel and bid price at the auction.  The total purchase price must be paid to the Collector’s office immediately at the close of the sale.  The Certificate of Purchase is retained for one year or until the property is redeemed.

· The original property owner may redeem the property any time within one year from the sale date.

· The purchaser may assign ownership of the Certificate of Purchase by completing the assignment portion on the Certificate.   The assignee must be a resident of Missouri.  Such assignment must be notarized.

Liens are not extinguished at the time of sale or during any period of redemption.

Property Redemption

Property sold at tax certificate sale for delinquent taxes may be redeemed within one year from the issuance of a Certificate of Purchase  as follows:

· Please advise the Collector’s office at least twenty-four hours prior to the date you will be redeeming.  We recommend scheduling an appointment and allowing twenty minutes to process;

· Pay the Collector the bid amount on the Certificate of Purchase plus 10% annual interest; 

· Pay the Collector the amount of any subsequent years’ taxes paid, if applicable, plus 10% annual interest. 

Property may be redeemed by the owner of record, or on the owner’s behalf.

Any tax sale bid amount which resulted in a surplus amount above the delinquent taxes and sales costs paid by the Certificate of Purchase holder is available for the owner of record.  The collector remits the surplus amount to the owner of record when possible.  Otherwise, the surplus amount is deposited in a separate fund and held for the owner.  If undisputed, the surplus amount may be obtained from the Laclede County Treasurer.  Disputed claims are determined at a public hearing before the Laclede County Commission.

The Collector’s office notifies the Certificate of Purchase holder when the property has been redeemed.  The Certificate of Purchase must be surrendered to the Collector before the holder will be reimbursed the bid amount plus interest.  The Collector will provide a check to the Certificate of Purchase holder for the redeemed amount.

Collector’s Deed

If the property sold at tax certificate sale has not been redeemed during the one year redemption period, the holder of the Certificate of Purchase may apply for and receive a Collector’s Deed to the property.  A Collector’s Deed can be issued to the Certificate of Purchase holder provided the following has occurred:

1 The legal holder of the Certificate of Purchase is named as the original tax sale purchaser or the assignee on the original Certificate of Purchase;

2 A lien search on the property has been made by the purchaser and verification furnished to the Collector;

3 At least ninety days before requesting a Collector’s Deed, the Certificate of Purchase holder must have notified, by certified mail, any person who holds a publicly recorded deed of trust, mortgage, lease, lien, or claim and verification of such mailing furnished to the Collector;

4 If the search revealed no lien holders, the Certificate of Purchase holder has notified the Collector by affidavit that no publicly recorded deed of trust, mortgage, lease, lien, or claim exists;

5 At least ninety days prior to requesting a Collector’s Deed, the Certificate of Purchase holder has notified the publicly recorded owner at the last known available address and the notification must have been by certified mail, stating the purchaser’s intent to obtain a Collector’s Deed;

6 Property liens, with the possible exception of a federal tax lien, are extinguished once a Collector’s Deed is issued assuming compliance with notification(s) to lienholder(s) is proven;

7 The Certificate of Purchase has been surrendered to the Collector; and

8 Appropriate fees have been paid to the Collector including recording and collection fees.

Failure of the purchaser to obtain a Collector’s Deed within four years from the date on the Certificate of Purchase results in the loss of the purchaser’s lien on the property.