query: trying to refinance found lien not found in title search

I'm really hoping you purchased an owner policy when you had the title searched.

If yes, contact the title insurer immediately and they will step in and assist you. BTW - I suggest contacting both the title agent and the title underwriter. The title underwriter is the company whose name is on the policy. Do so verbally and in writing. Call and get the fax number. Fax a copy of your owner policy along with the material on the lien. Make sure you give them your name and phone number - legibly. Most title agents are responsible but there are some who are not. If you get no prompt response, contact you state insurance department.

If not, you are on your own. You'll likely get no help from the title searcher because they can't really guarantee their work.