Michael Louis

Author: Michael G. Louis, Esquire

An issue I have encountered in my practice is that property owners are often not aware that more than one entity may be involved in collecting the taxes owed on a property. Many people assume they are dealing with a single tax bill or a single office. When in reality, different taxes may be handled by different entities. In some cases, a third party, such as Portnoff & Associates, may be responsible for collecting one or more of those taxes, and if those taxes become delinquent, that third party may file suit and move the matter to sheriff’s sale. In those situations, there may be as much as 9 months from the date the deed from the sheriff is signed to file suit to redeem the property after a sheriff sale.

Confusion can arise when a property owner brings one tax account current, but the property still goes to tax sale for a smaller unpaid tax handled by the Tax Claim Bureau. In some cases, the client believed they had paid all of the taxes, but one obligation remained outstanding.

There are generally three separate taxes that must be paid, and they are not always owed to the same entity. Property owners must make sure they are paying the school tax, county tax, and local municipal tax, such as the township or borough tax. Missing just one of these can lead to serious consequences.

If you lose your home at tax sale, it is important to act quickly. Filing a Petition to Set Aside the tax sale can immediately halt the filing of the deed. If the petition is filed before the deed is recorded, it is much easier to work toward a settlement. However, even after the deed has been filed I have been successful having sales overturned.

If you have questions about tax sales, delinquent taxes, or your right to redeem a property, contact author Michael G. Louis, Esquire, Commercial Litigation and Real Estate Litigation attorney at MacElree Harvey, as soon as possible to discuss your situation. Acting quickly can make a meaningful difference in protecting your property. 

One issue that continues to be a consistent problem for many people who lose their home at tax sale is that they do not list their home address as the address where tax bills should be sent on their deed.

Often, it is not even the homeowner who signs the deed certifying their last known address. The homeowner may not realize that a realtor, title company, or someone else listed a different mailing address as the place where tax bills should be sent.

This is very important because the address listed on the bottom of the deed as your last known address is where the tax bills are sent. If the address for your tax bills is different from your home address, the Tax Claim Bureau may not be required to personally serve you with notice of the tax sale in the same way they would if the tax bills were being sent directly to your home.

As a result, some homeowners do not realize there is a problem until it is too late.

The lesson to learn is to check and make sure that your tax bills for your home are being sent to your home address. Also, if you do not receive a tax bill for a property that you own, follow up with the taxing authorities. If the issue has gone on for more than a year, you should also check with the Tax Claim Bureau.

Taking these simple steps can help prevent serious problems later. However, even after the deed has been filed I have been successful having sales overturned.

If you have concerns about missed tax notices or believe your property may be at risk, contact author Michael G. Louis, Esquire, Commercial Litigation and Real Estate Litigation attorney at MacElree Harvey. Early action can make all the difference in protecting your home and your rights.

1. What brought you to MacElree Harvey, and what has kept you here?

I was drawn to MacElree Harvey because of its location, size, and reputation. I wanted to be close to my home, so when I graduated from Dickinson Law School and learned of MacElree Harvey from a colleague, I was intrigued.

Originally, I was going to work for the attorney general’s office in Wilmington, and I was moving there on a Saturday. I asked the Partner at MacElree, “If you really want to hire me, can you let me know before I move on Saturday?” This was before cell phones, so he actually called my wife at home and offered me the job. We came down the next day, found someplace to live, and it all happened just like that.

What has kept me here are the people, both colleagues and clients. The attorneys and staff are not only professional but also collegial and supportive, and I’ve had the privilege of working with many wonderful clients over the years.

2. What has been the most rewarding aspect of your work with clients?

The most rewarding part of my practice has been helping people through difficult and often life-changing situations. Over the years, I’ve enjoyed building relationships, finding solutions to complex problems, and making a real difference for clients and their families.

3. How would you describe MacElree Harvey’s culture?

Our culture is very professional, but we have fun at the same time. It’s collegial, and I’ve made many good friends here over the years. We’ve had great staff, and between the lawyers, staff, and activities we do, I’d describe the culture as professional but also filled with camaraderie.

4. How have you seen the firm grow during your time here?

When I began my career, we had the West Chester and Kennett offices. At that time, there were about 13 or 14 lawyers. Today, we’ve grown to include offices in West Chester, Kennett Square, Centreville, Hockessin, and many more attorneys.

5. What strengths or values set MacElree Harvey apart?

We have smart attorneys who are very professional, and we’ve always been deeply involved in the Bar Association and the community. That involvement is important.

For example:

• Bill Gallagher and John McKenna were involved in Legal Aid.

• A retired Partner started the Chester County Community Foundation.

• Another retired Partner helped start the Fund for Women and Girls.

• I helped start Interfaith Housing Assistance Corporation in 1993 (now North Star), which is still going strong decades later.

6. What keeps you motivated in your practice?

The desire to help people keeps me motivated. I do a lot of tax sales work, which I find rewarding. Often, people who’ve worked their whole lives to pay off their house lose their property at a tax sale due to missed notices or mistakes. I’ve been successful in getting many people’s properties back, and sometimes by paying something to settle it, but it can be life-changing.

7. What advice would you give to attorneys just beginning their careers?

• Work hard.

• Listen more than you talk.

• Go out to lunch with colleagues and really listen.

• Don’t be afraid to tell people in the community who you work for. MacElree Harvey is respected and gives you credibility.

• Get involved in the Chester County Bar Association.

• Pick a nonprofit whose mission touches your heart and get involved.

For me, housing and children were central, so I got involved with Interfaith Housing. I’ve also been active in service clubs like Lions and Rotary, which allow you to meet great people, give back, and build a strong community presence.

Michael G. Louis, Chair of MacElree Harvey’s Banking and Finance Litigation Practice, represents clients with skill, strategy, and dedication. Connect with him today for guidance on your most pressing business and financial matters.