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Verified Statement of Lien

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VERIFIED STATEMENT OF LIEN

By CORPORATION, LLC, ETC.

(Ala. Code § 35-11-213)

Prepared by:

After Recording, Return to:

State of Alabama )

County of ) ss.

a

(Corporation, LLC, Partnership, etc.)

of files this statement in writing, verified by the oath

who has personal knowledge of the facts herein set forth:

1. That said claims a lien upon the

following property, situated in County, Alabama, to wit:

This lien is claim, separately and severally, as to both the buildings and improvements thereon, and the said land.

2. That said lien is claim to secure an indebtedness of $ with interest,

from the day of for: (itemize and/or attach invoices)

The name of the owner or proprietor of the said property is:

Date:

(Signature)

State of Alabama, County

I, a in and

for said county in said state, hereby certify that who

being duly sworn, doth depose and say: That he has personal knowledge of the facts set forth in the foregoing statement of lien, and that the same are true and correct to the best of his knowledge and belief.

(Signature of Affiant)

State of Alabama

County of

I, a

in and for said County in said State, hereby certify that

whose name as of the

a corporation, is signed to the foregoing conveyance, and who is known to me, acknowledged before me on this day that, being informed of the contents of the conveyance, he, as such officer and with full authority, executed the same voluntarily for and as the act of said corporation.

Given under my hand this day of

(Seal)

Notary Public

EXHIBIT A

Street Address of Property:

Legal Description:

EXHIBIT B

Street Address of Property:

Itemized Statement and Attached Invoices:

Enter text

What a Verified Statement of Lien Is and when it is used

A Verified Statement of Lien is a sworn, written declaration filed by a claimant that sets out the basis, amount, and details of a lien placed against real property or other collateral. It typically accompanies or supports a mechanic's lien, judgment lien, or similar encumbrance and is signed under oath or penalty of perjury to verify the claim's accuracy. Filing requirements, form names, and the evidentiary weight of a verified statement vary by jurisdiction, and the document is often recorded with the county recorder or submitted to the clerk where the property is located.

Why a properly prepared Verified Statement of Lien matters

A verified statement adds evidentiary weight and legal formality to a lien claim, helping preserve priority and enforceability. It reduces the risk of dismissal for lack of verification and supports prompt notice to property owners and interested parties during dispute resolution.

Why a properly prepared Verified Statement of Lien matters

Who typically prepares and receives this document

Preparation usually requires factual accuracy, sworn verification, and adherence to state-specific formatting and filing procedures to avoid challenges.

  • Contractors and subcontractors asserting unpaid labor or materials amounts to preserve mechanic's lien rights.
  • Suppliers and vendors filing statutory liens for delivered materials when payment is overdue.
  • Attorneys and title agents reviewing encumbrances before closing or financing transactions.

Essential parts of a professional Verified Statement of Lien

A complete verified statement should present the claim clearly and formally so it meets recording and litigation standards in most jurisdictions.

Claimant

Full legal name and business entity type of the party asserting the lien, including trade name and contact information for service and notice purposes.

Property

Accurate legal description of the affected property or parcel identification, including county, lot, block, and street address when applicable.

Basis

Concise statement of services rendered, materials supplied, or judgment basis with dates and specific contract or invoice references supporting the lien.

Amount

Monetary amount claimed, itemized where possible (principal, interest, retainage, costs), and the date the amount became due or last furnished.

Verification

Signed declaration under oath or penalty of perjury by an authorized person attesting to the truth of the statement and the claimant's authority.

Recording details

Space for county recorder stamps, recording date, instrument number, and any required notary or acknowledgement language mandated by local rules.

Step-by-step: preparing and filing a Verified Statement of Lien

Follow these sequential steps to assemble, verify, and record a lien statement so it meets common statutory and recorder office expectations.

  • 01
    Gather documentation: Collect contracts, invoices, delivery records, and change orders that support the claimed amount.
  • 02
    Draft the statement: Complete the verified form with exact names, property description, and itemized amounts.
  • 03
    Verify and notarize: Have the authorized signer execute the verification under oath and obtain notary or witness acknowledgements if required.
  • 04
    Record with county: Submit to the county recorder or relevant office, pay recording fees, and obtain the recorded instrument number.

How to configure an online workflow for a Verified Statement of Lien

A consistent digital workflow reduces errors and preserves an audit trail; the table lists common field and routing settings to apply.

Field Configuration
Claimant signature block Required signature + date field; enable signer authentication.
Property description Long text field with character limit and option to attach deed PDF.
Amount claimed Numeric field with currency validation and optional formula subtotal.
Notary/acknowledgement Place notary block and instructions for in-person or RON completion.

Where to file and how the routing typically proceeds

Recording routes depend on the property location; use the recorder, clerk, or designated filing office for the county where the property is located.

  • Prepare document: Finalize the verified statement with attachments and signature blocks.
  • Obtain verification: Sign under oath and secure notarial or witness acknowledgement if required.
  • Record with county: Submit in person, by mail, or electronically where the recorder accepts e-recording.
  • Provide notice: Serve recorded copy to property owner, lender, and interested parties per state law.

Digital signing and eRecording considerations

Ensure your chosen platform supports required authentication, produces a tamper-evident PDF, and retains a verifiable audit trail for potential litigation.

  • eRecording support: Check county acceptance before e-filing; some counties accept PDF uploads only.
  • RON vs in-person: If allowed, RON requires identity proofing and audio-video recording retention.
  • Audit trail: Preserve timestamps, signer identity, and IP address for enforcement purposes.

Typical deadlines and time-sensitive steps to watch

Many lien regimes impose strict notice and filing windows; missing these deadlines can forfeit lien rights or subject the filer to penalties.

Notice to owner deadlines:

Some states require preliminary notice within 20–90 days of first furnishing labor or materials.

Filing window:

Mechanic's lien filing periods commonly range from 60 days to one year after last work performed.

Service after recording:

Many states require serving the recorded statement on the property owner within a short statutory period.

Enforcement window:

Lien foreclosure actions often must be filed within 6 months to 2 years after recording, depending on state law.

Statute of limitations impact:

Verification dates can affect limitation periods for associated contract claims and enforcement.

Common preparation errors to avoid

  • Using an incomplete or informal property description that prevents accurate recording and title searching.
  • Listing an incorrect claimant name or business entity, which can invalidate service and title reports.
  • Failing to notarize or verify the statement where the jurisdiction requires it, leading to rejection or dismissal.
  • Omitting dates or failing to itemize claimed amounts, which creates ambiguity and increases challenge risk.

Potential legal and financial consequences of an incorrect or wrongful filing

Wrongful-lien liability: Civil damages and attorney fees may be awarded under state wrongful-lien statutes.
Record rejection: County recorder may refuse unverified or improperly formatted filings.
Loss of priority: Late or defective filings can forfeit lien priority and enforcement rights.
Criminal exposure: Knowingly false verifications can trigger criminal sanctions in some jurisdictions.
Costs and interest: Incorrect amounts invite disputes, additional costs, and interest accrual.
Title defects: Improper liens complicate closings and may result in indemnity obligations.

Who is authorized to sign and verify the statement

Company Officer

An officer, manager, or other authorized representative of a business entity may sign; the signer must have actual authority and, when required, state their title and capacity under penalty of perjury.

Individual Claimant

If the claimant is an individual, that person must sign and provide identification; for agents signing on behalf of another, attach written evidence of authority or power of attorney.

Practical examples of verified lien use

These scenarios illustrate common fact patterns where a verified statement supports recording and enforcement.

Project Materials Supplier

A supplier files a verified statement after unpaid invoices for materials delivered over three months

  • The statement itemizes invoices and delivery dates
  • The recorded instrument triggered owner attention and negotiation, leading to a partial payment and a deed-recorded release once the balance was resolved and supported by receipts.

Subcontractor Claim

A subcontractor records a verified statement after the general contractor failed to pay retainage

  • The document cites contract and completion dates
  • The verified filing preserved lien priority, allowing the subcontractor to initiate foreclosure litigation that resulted in a negotiated settlement and release.

eSignature vendor comparison for Verified Statement of Lien workflows

Basic pricing and feature distinctions for common eSignature providers; signNow is listed first to reflect plan and feature data.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial 7-day free trial Varies Varies Varies Varies
Bulk Send Yes Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Yes Yes No No
Envelope Cap No cap 100 env/user/yr Varies by plan Varies by plan Varies by plan

Frequently asked questions about Verified Statements of Lien

Answers to common procedural and legal questions when preparing, verifying, and filing a statement of lien.


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