## Lis pendens in Pennsylvania **Lis pendens** (Latin: "suit pending") is a recorded notice that pending litigation affects specific real property. It clouds the title — preventing sale, refinance, or marketable transfer until the underlying lawsuit resolves. ## Purpose **Lis pendens serves to:** - Notify world of pending claims - Bind subsequent purchasers - Prevent transfers that would moot lawsuit - Preserve status quo during litigation - Protect plaintiff's potential recovery ## When lis pendens applies **Generally limited to suits about specific property:** - Real property at issue in lawsuit - Title to property contested - Specific performance of property contract - Quiet title actions - Foreclosure - Partition - Easement disputes - Boundary disputes - Adverse possession - Specific marital property in divorce (sometimes) - Constructive trust claims - Specific lien enforcement ## When lis pendens does NOT apply **Cannot file for unrelated claims:** - Money damages claims (not directly tied to property) - Personal injury claims - Contract disputes (unless real estate) - General creditor claims - Tort claims - Most divorce property division (varies) **Filing improper lis pendens** = often "slander of title" + damages. ## Effect of lis pendens **Constructive notice:** - World knows about lawsuit - Subsequent buyers take subject to outcome - Cannot be "good-faith purchaser" against claim - Title insurance excludes coverage **Practical effects:** - Title insurance won't issue clear policy - Mortgage lenders won't fund - Sale becomes nearly impossible - Refinance blocked - Property effectively frozen ## Filing process **1. Filed with lawsuit:** - Lis pendens notice prepared - Filed with court - OR recorded directly with county **2. Recorded with county:** - County recorder/register of deeds - Same county as property - Specific format requirements - Recording fee paid **3. Required contents:** - Names of parties - Nature of claim - Property legal description - Court + case number - Date of filing - Plaintiff's signature / attorney signature **4. Service requirements:** - Notice to property owner / parties - Specific procedures - ${s.name} requirements vary ## Removing lis pendens **Multiple paths:** **1. Voluntary release:** - Plaintiff agrees to remove - Specific release form - Recorded with county - Often part of settlement **2. Bond / surety:** - Defendant posts bond - Replaces lis pendens - Court order to release - ${s.name} bond requirements **3. Motion to expunge / cancel:** - Defendant motion in lawsuit - Court determines if claim has merit - Specific procedures vary - Burden often on plaintiff **4. Judgment in defendant's favor:** - Successful defense - Lis pendens released by court order - Sometimes specific notice required **5. Voluntary dismissal of lawsuit:** - Plaintiff drops case - Lis pendens released ## Standards for cancellation **Different states have different standards:** **"Probable validity" test:** - Plaintiff must show probable success - More plaintiff-friendly - Common standard **"Real property" test:** - Lawsuit must directly affect property - Defendant-friendly - Stricter limitation **California (Code of Civil Procedure § 405.30 et seq.):** - Specific motion procedures - Probable validity standard - Burden on plaintiff **${s.name} has specific procedures.** ## Bond / surety alternatives **Many states allow:** - Defendant deposits bond - Bond covers potential damages - Lis pendens released - Property freed for sale - Plaintiff still has recourse if successful **Bond amount:** - Often based on potential damages - Property value sometimes - Court discretion - Significant cost (1-5%+ of property value) ## Improper lis pendens **"Slander of title" / "abuse of process":** - Recording lis pendens without basis - Filing for harassment - Filing without honest claim - Filing on improper claim type **Damages available:** - Actual damages (lost sales, etc.) - Attorney's fees (sometimes) - Punitive damages (egregious cases) - Statutory penalties (some states) - Reputational damages **${s.name} may have:** - Specific anti-SLAPP provisions - Specific slander-of-title statutes - Statutory damages ## Strategic considerations **For plaintiffs:** **When to file:** - Proper claim about specific property - Real concern about transfer - Properly drafted lis pendens - Legitimate basis for claim **Risks:** - Slander of title liability if improper - Bond requirements - Cancellation motion - Reputational damage **For defendants:** **Options:** - File motion to cancel/expunge - Post bond if available - Negotiate release - Litigate on merits - Counterclaim for slander of title (improper) **Practical impact:** - Sale impossible during pendency - Refinance blocked - Insurance issues - Increased pressure to settle ## Common scenarios **Specific performance:** - Buyer + seller disputed contract - Buyer sues for specific performance - Lis pendens prevents sale to others - Common scenario **Quiet title / boundary:** - Title disputes - Boundary disputes - Adverse possession claims - Standard lis pendens use **Foreclosure:** - Lender filing - Notifies world of pending action - Standard pre-sale notice **Marital property:** - Sometimes proper in divorce - ${s.name}-specific rules - Limited applicability - Risk of slander-of-title **Construction lien enforcement:** - Lis pendens for foreclosure of mechanic's lien - Standard practice - Time-sensitive deadlines **Constructive trust:** - Plaintiff claims property held by defendant - Property purchased with plaintiff's funds - Or property converted - Lis pendens preserves status ## Practical considerations **Cost:** - Recording fees: $20-$200 typical - Attorney's fees to prepare - Cancellation motion fees: $1,500-$10,000 - Bond costs (if posted) **Timing:** - File at lawsuit commencement - Before any transfer - Late filing may be too late - Statute of limitations issues **Proper drafting:** - Clear property description - Specific claim - Required statutory elements - ${s.name}-specific format ## Removal upon judgment **Plaintiff wins:** - Lis pendens may convert to lien - Or property transferred - Court order needed - Specific procedures **Plaintiff loses:** - Lis pendens released - Court order recorded - Defendant may seek damages - Specific procedures **Settlement:** - Mutual release - Recorded with county - Often part of overall settlement ## Title insurance impact **During pendency:** - Title companies refuse / exclude - Buyer cannot get clear title - Sale blocked **After resolution:** - Specific endorsements - Document chain showing release - Marketability restored ## What you should do If you need to file lis pendens in Pennsylvania: hire experienced real-estate litigation attorney — improper filing creates significant liability. If you face lis pendens against your property: consult attorney immediately to evaluate cancellation / bond options. Most Pennsylvania real-estate attorneys handle lis pendens. Time-sensitive — affects ability to transact. --- *This guide is general information about Pennsylvania law as of mid-2026 and is not legal advice. Lis pendens is technical + state-specific. Talk to a licensed Pennsylvania real-estate attorney about your specific situation.*