[biosurfer1]

Dueller... thanks for the advice. I am in the process of writing a letter right now. I have now left 2 messages for the regional manager and have heard nothing, doesnt say much for the company.

The only thing I don't agree with is that I should have caught this. If the agent is off the hook because that was not his area of expertise, and the title/escrow company obviously did not catch it, how was I supposed to know about it? I read everything on the internet about buying a house for more than a year, and did everything I read about what to do before you buy a house...and no where did I once read anything about checking to see if there were deliquent taxes. Once I decided on a house, I was more woried about getting inspections done, dealing with the mortgage, etc. I did ask about liens on the house to the escrow company, who said it was clear. I don't know if deliquent taxes are considered a lien, but I took it at thier word that the house was clear. Maybe that was my mistake, but I believe it is completely impossible to check every little detail of a house in the 30 days of escrow without relying on help from others, this is what you pay them for.

The hardest thing now is to word this letter and not let my anger get the better of me!

thanks guys!