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Should I drop my real estate agent?

TLDR: every lender we have tried to do business with eventually backs out on a strange technicality that no one else has ever heard of, and seems like a mistake,,,, but my agent doesn't try to remedy the deals, and is fine letting them fall through, to the point now where we aren't accepting anything but cash offers...

I live in Illinois, but I am trying to sell and move to Missouri. (Aren't we all)

I have a home on 5 acres, which is a double-wide trailer, PERMANENTLY AFFIXED TO THE GROUND via a basement foundation, and so therefor I have a deed to the property and its classified as "real property" thru the county. I bought it as such with USA Mortgage, 3 years ago.

Now, I have had several interested buyers, and we have been literally two days from closing, at least once, and every time, the lender steps in and says, "well, we appraised this house as a mobile home, and it appraised for what you're asking, but we can't close this deal unless you come to the table ready to sign over a mobile home title"

It may be different in other states, but at least in Illinois, it is not possible to be in possession of both a mobile home title, and a deed for the same building at the same time.

The first time this happened, ironically, the interested buyer was also using USA mortgage, and they pulled this BS, (even though they have lent on this house/property several times before in the past, no problem) and my agent sent me on a wild goose chase with the county courthouse, local DMV, title company (who I'll add has transferred this house every single time it's ever been sold, AS REAL PROPERTY) the actual Illinois secretary of state, and HUD/Housing and Development, all of whom told me how its impossible to get a mobile home title for the house unless I take it off the foundation, surrender the deed, and bolt some wheels under it. I got this in writing from HUD and the SOS, and presented this to my agent, with hopes that it would enable her to convince the lender to drop the games, but every time I would hear from her, it would sound like she kinda just told them some vague thing about how we didn't quite think they were correct, and then of course they would inevitably come back with, "uh, no, you're actually wrong, and we need a mobile home title." or, "well, the state may use their terminology to classify the home, but as a lender, we have our own, and we say its a mobile home."

So my agent would just come back to me and be like "well, it seems like the lender doesn't have the same information that we have" or some bs like that. It just really doesn't seem like she's going to bat for me at this point. The house has been listed since May, all the while we've had several offers, and parties coming thru for showings every weekend or so, and we have been half-packed since the first offer... so I'm getting extremely frustrated, especially since my agent has given up on trying to work with lenders, and has changed the listing to "cash only" (which I did agree to, but I don't think we would have to do this if I had someone who was willing to bulldog the lenders a little more...)

-As a strange aside, of course since the county says its "real property", and I am being taxed as a single family home, I'm paying much higher taxes on a house that can apparently only be sold as a mobile home. I called a local real estate attorney and asked if A.) Are there any legal routes to convincing/forcing a lender to quit being idiotic about this? B.) Is there any way to go to court for a mobile home title for a house that the state refuses to issue one on...? C.) Can a real estate attorney help me fight the state in the classification of my home, since I'm being taxed so much for a home that everyone else seems convinced is a mobile home? And also recoup some back-taxes since I've lived here for 3 years? And the attorney said "we don't handle that kind of stuff, you need to go to the county and ask them to reclassify your home and pay back half your taxes"

As if that's gonna work, they're happy taking my money...

submitted by /u/plopsicIes
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source https://www.reddit.com/r/RealEstate/comments/1xbagtl/should_i_drop_my_real_estate_agent/
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