Kentucky Mechanics Lien Form

First, a verbal contract to buy or sell real property is not enforceable in Kentucky, but that does not mean you are completely without recourse for the work you performed.

If the owner told you to do construction work on the property, that may be sufficient to constitute an oral agreement that could support a mechanics lien, assuming you have proof and meet the lien filing requirements.

You could also have a cause of action against the owner using promissory estoppel or quantum meriut principals.

Please contact an attorney in your jurisdiction to see if the specifics of your case support a claim against the property owner.

Yes. You have one year from the lien filing date. That said, it might serve your interests better to try a letter or phone call first. A foreclosure suit usually has more out of pocket costs than a 'normal' lawsuit because you have to perform a title search to identify any other parties who may have an interest in the property and pay to serve those additional parties.

You are past the deadline to file a Mechanics Lien. That leaves you the option to file suit against the GC. However, you need to look at your contract to determine if you have agreed to alternate dispute resolution (ie: mediation, arbitration) or other conditions precedent to payment or filing a lawsuit.