How to Access Property Records in Oklahoma

What Information Can You Find in Oklahoma Property Records?

A property history search can unearth a lot of information about a specific property and its owners. You might be surprised at the level of detail you can find when searching for property records and the various types you will come across.

Some of the things that a property history search may reveal include:

Deeds and Conveyance Records

Deeds are very common. They transfer property ownership and provide some level of warranty with the sale or gift of real property. The local county clerk's office handles deeds. To file a need deed, you must visit in person or use the county's online system.

All parties must sign deeds, and a notary must witness them. Some of the information contained in deeds includes:

• Name of the Seller/Grantor and Buyer/Grantee.
• A detailed description of the property.
• Maps and plats along with boundaries and sometimes surveys showing the acreage and edges of the property.
• Conveyance language explaining the ownership transfer from one person or entity to another.
• Notarization and execution are at the bottom, where everyone signs to make it legal.

Much of the language contained in deeds refers to the warranty implied or specified and the conveyance of the land from one or more parties to another.

Property Tax Records

Anyone who owns property in Oklahoma must pay annual taxes on it. The local county tax assessor or treasurer handles taxes. They value each property within the jurisdiction and then set a tax rate. If you don't pay your property taxes on time, the county can put a lien on your property, foreclose on it, and sell it at auction.

Oklahoma's average effective property tax rate is 0.87%, far less than the national average. Property tax rates vary by county, though. An average homeowner in Oklahoma pays roughly $1,424 in property taxes each year.

Oklahoma standard property tax records include information such as:

• Exemptions - The document should outline any exemptions that apply to the property. Exemptions are tax reliefs that reduce the amount of property taxes the owner must pay.
• Tax Rates - Each jurisdiction has a different tax rate or mill rate. The document will show the property's applicable mill rate.
• Assessment Ratio - Like the tax rate, each property falls under a specific assessment ratio to determine the taxable value. The document should outline the property's assessment ratio.
• Fair Market Value - Assessors determine the property's fair market value, which is used to calculate property taxes. The value should appear in the tax document.
• Tax Calculations - The record may show a breakdown of the tax calculations.
• Property Owner - The document should mention the property owner's name and contact information or address.
• Property Description - The record may describe the property under taxation for correct identification.

How Often is Property Tax in Oklahoma Assessed?

Property taxes in Oklahoma are assessed annually to determine their fair market values. However, these assessments are not done in person. The state only requires assessors to visit the property physically once every four years. The assessment process involves the following key steps:

• Valuation - The assessor determines the property's value by examining recent sales of similar properties within the area and making adjustments for contrasts. The assessor may also observe factors such as property characteristics and location.
• Assessment Notice - After the assessment, the assessor sends a document informing the property owner of their assessed value for the coming tax year. The document may also include the taxable value after applying the assessment ratio.
• Protest - The protest period allows any property owner who disagrees with their fair market value to initiate a protest by filing an appeal. The appeal should be sent to the County Board of Equalization.
• Final Valuation - Depending on the board's verdict, the assessor may provide or keep a new value.

Building Permits and Regulations in Oklahoma

Before renovating, building new construction, or demolishing buildings in Oklahoma, you must apply for and obtain a building permit. You must contact the city or county building inspector's office to apply. Some cities allow you to apply by phone or online. You must provide sufficient paperwork about the plans and other details before they will approve it.

Property Liens and Encumbrances in Oklahoma

Encumbrances like liens can be detrimental to the property and owner's reputations. Voluntary liens are not as bad as involuntary. If you have too many on your property, it could be hard to sell, and the value will drop. There are two main types of liens: voluntary and involuntary.

Voluntary Liens

You get to choose voluntary liens, like a mortgage or home equity loan. They occur when you use your home as collateral for a loan, and the lender puts a lien on the property to protect themselves if you default on the loan.

• Mortgage Liens - If you cannot afford to pay cash for your home, you will need a mortgage. You agree to make monthly payments and allow the lender to put a lien on the home, and they lend you the money to buy. If you don't make your payments, the lender can foreclose and sell your house to pay off the loan.

  Mortgages in Oklahoma contain the following information:

  • Parties Involved - The names and contact information of the borrower (mortgagor) and lender (mortgagee).
  • Property Description - A full description of the mortgaged property, including address, legal description, and parcel number.
  • Loan Terms - The principal amount of the loan, the interest rate, repayment terms, and the mortgage period.
  • Clauses - Mortgage clauses and conditions include mortgage terms and conditions, prepayment penalties, default provisions, and the borrower's and lender's rights and duties.

Involuntary Liens

You do not get to choose involuntary liens; they are imposed against the property when you owe a debt you cannot pay. Most often, these occur due to non-payment of taxes and creditor debts.

• Mechanic's Liens - Contractors, subcontractors, landscapers, material suppliers, and others who work on your property who you do not pay can file a mechanic's lien against the property. Once they do, if you sell it, they will get paid from the proceeds.
• Tax Liens - Anyone who owns property in Oklahoma must pay annual property taxes. If you don't, the county will place a lien on your property and then foreclose and sell it at auction to pay off the unpaid taxes.
• Judgment Liens - Much like a mechanic's lien, creditors can use a judgment lien to get paid. After placing the lien on your home, they must sue you in court, and if they win, they can foreclose and sell your house to get paid.

The Process of Property Liens in Oklahoma

Placing a lien on a property depends on the lien being executed. The following is a breakdown of how individuals can place a mechanics lien on a property in Oklahoma:

• If the property is owner-occupied or the aggregate claim is $10,0000 or more, the claimant must send a preliminary notice to the owner within 75 days of the last day of supplying materials or labor. Mechanic's lien rights extend to engineers, surveyors, construction managers, and landscapers. However, architects and engineers only have lien rights if their work results in an improvement.
• After sending the notice, the claimant fills out the mechanics' lien form. The form should contain all vital information about the job, including the property owner's name, a description of the property, a description of the services or supplies, and the dates of the work or material supply.
• Filling the lien is the next step. All claimants must file liens in the Clerk's office. The offices charge a recording fee, which should be paid in full, no less or no more. In addition, the offices provide various recording methods, including in-person, via mail, and e-recording.
• After filing, the claimant has one year to enforce the lien. However, any enforcement action cannot be initiated until 90 days from the filing date.

Easements and Covenants

Easements and covenants are other types of property records you might encounter when looking. Easements are rights of way that give someone other than the owner access to the property. An example would be a power company with power lines installed on private property. The company can enter to maintain its power lines at will.

Covenants, however, are rules about how the land can be used. You see these often in condo developments and gated communities, but you might also see them on private property. For instance, if a person's land abutted a wildlife preserve, they might be prohibited from building near it or disturbing the wildlife.

Plats and Surveys

Plats and surveys are both types of maps. The difference is that plats have the boundaries of all neighboring properties, while surveys show only the boundaries of a single property. Surveys may also show the property's measurements and coordinates.

However, a standard survey document contains the following information:

• Property Description - The survey document may include a full property description with a metes and bounds description or references to earlier survey records.
• Monuments and Markers - The survey will include information about the physical markers or monuments used to identify the property's boundaries and corners.
• Easements and Encroachments - The survey record will identify any easements or encroachments that affect the land. Easements are rights granted to third parties for specified purposes, such as utility access or right-of-way. Encroachments are structures or improvements that extend beyond the property's borders or onto neighboring properties.
• Improvements and Structures - The survey record may include information about the location and dimensions of existing structures on the land, such as buildings, fences, roadways, or other improvements.

Property Descriptions and Boundaries in Oklahoma

Property descriptions and boundaries are other crucial pieces of information that you need. The legal property description includes maps, plats, boundaries, coordinates, and a written description that includes landmarks and other identifying features to make it easy for anyone to find.

Surveys are reports that surveyors prepare after using specialized equipment to measure the land and mark off definitive boundaries. They are used before building a new house, when placing utilities, and in boundary disputes.

A boundary dispute occurs when someone believes another person is encroaching upon their land. It can be true or fantasy. These boundary disputes tend to end up in court, where a judge must decide who owns what. The courts hire professional surveyors to come in and provide expert testimony to help them decide.

Foreclosures

When a house is in foreclosure, it appears in public property records. It can put a strain on the property, lower the value, and ruin the owner's financial reputation. Most buyers won't want to deal with the hassles of buying a foreclosure property.

Pre-foreclosure is when a house is in the process of foreclosure but not yet final (sold at auction). There is a window of opportunity when investors can buy pre-foreclosure properties cheaply and sell them for a profit.