Scope sheet
finbryn.com
Tax resolution
Tax lien support
Finbryn matches a filed federal tax lien to the exact balances and years behind it, checks eligibility for a withdrawal, discharge or subordination under IRS criteria, and prepares the specific request, Form 12277, 14135 or 14134, for our enrolled agent or CPA partner to submit under a signed Form 2848.
What is included
- A current transcript confirming the exact tax years and balances behind the lien
- An eligibility assessment for withdrawal, discharge or subordination against IRS criteria
- Identification of the specific tool that matches your actual goal
- Supporting documentation assembled for the specific request type
- The completed request, Form 12277, 14134 or 14135, prepared for our enrolled agent or CPA partner to submit
- A tracked filing timeline where a closing or refinance deadline is involved
- Confirmation the release was actually recorded once the balance resolves
The process
- 1.
Transcript pull
We confirm exactly which tax years and balances the lien covers, since the original notice does not always state this clearly.
- 2.
Goal identification
We confirm whether the actual goal is a sale, a refinance, or clearing the public record, since each points to a different tool.
- 3.
Eligibility assessment
We check the specific IRS criteria for a withdrawal, discharge or subordination against the account's real payment and agreement history.
- 4.
Documentation assembly
Closing statements, payoff figures, or proof of a qualifying installment agreement are gathered in the format the specific form requires.
- 5.
Filing by our credentialed partner
Our enrolled agent or CPA partner submits the request, Form 12277, 14134 or 14135, and tracks the IRS's processing timeline against any transaction deadline.
- 6.
Coordination with your attorney
Where the lien affects a real estate closing or a legal dispute over the property, we coordinate with your own attorney on that side of the matter.
- 7.
Release confirmation
Once the underlying balance resolves, we confirm the release is actually recorded with the county rather than assuming it clears automatically.
Software
IRS Transcript Delivery System, QuickBooks Online, Xero, Drake Tax, Adobe Acrobat
Quality control
A senior reviewer confirms the specific tool, release, withdrawal, discharge or subordination, actually matches the stated goal before the request goes to our enrolled agent or CPA partner, since filing the wrong one against a closing deadline can cost the transaction itself.
Pricing
Lien work is priced by which specific tool applies, release, withdrawal, discharge or subordination, and by how time-sensitive the request is against a closing or refinance date. We quote after pulling the transcript and confirming the right tool, and flag immediately if a transaction deadline puts normal IRS processing timelines at risk. Underlying tax resolution that removes the balance itself, such as an installment agreement, is scoped separately.
Finbryn is a brand of Northlane Solutions Inc., a Delaware corporation.
Reviewed September 2026