Welcome. My name is Maverick. I very much enjoy what I do and I hope that you will benefit from the information or assistance that I provide.
First, is a lien is actually filed, Texas Property Code Section
53.160 establishes an expedited procedure to remove certain invalid or unenforceable liens. So, you may file a verified motion to specify the
legal basis why the lien is invalid or unenforceable if there is a technicality involved. See link below:
Second, if both sides are not able to arrive at an acceptable settlement, then I would suggest that you file a suit against the contractor for breach of contract
seeking the 24k, and for a declaratory judgment
that his lien is invalid because of "offset". In other words, if you prevail on the 24k suit, the court would deduct the 10k that you owe to the contractor from the 24k he owes you and thus he would owe you a net of 14k. If this happens, his lien would be deemed by the court as null and void. This is done by a declaratory judgment claim [DJC]:
Before doing this, it would be helpful for you to know that under Texas law, both a breach of contract claim and a DJC allow you the possibility of recovering your legal fees from the contractor if you win you case [and vice a versa] . Knowledge of this law should provide both sides an incentive to settle. Also, because of this, you may wish to hire a local business or construction litigation
attorney to add pressure and send out a demand letter on your behalf. You should be able to do at least that for about $250.00-$500.00 to see if the contractor comes to the bargaining table.
Also, there may be the possibility to sue under the Texas Deceptive Trade Practice
act which also provides for treble damages and attorney's fees and so your lawyer can use this as leverage against the contractor which the contractor may not necessarily be able to use against you on his simple counter claim for breach of contract to pay the 10k.
While we cannot refer a lawyer to you, you may wish to find one through the state bar:
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