Q. I submitted an appeal for a reduction on my 2007 property taxes last September and was finally given a hearing date of July 1. After the hearing, I received a notice that I had been awarded a reduction. The Property Appraiser's office told me it had requested a check be sent to my mortgage lender on Aug. 27 and that it would take four weeks for the check to be mailed by the Tax Collector's office. Therefore, the check should have been sent by the end of September.

I checked today to make sure the check had been mailed and was told that no information was available, as their systems were down. A subsequent call to my lender revealed it had not received the refund check.

Action Line, can you find out when it will be mailed?

-- J. S., Miami

A. According to Miami-Dade tax collector Fernando Casamayor, his office received the Property Appraiser's request on Aug. 25 and sent the check to your mortgage lender on Sept. 25. (Per state law, the tax collector must forward such payments within 30 days of receiving the order from the property appraiser, Casamayor said.) You are checking with your lender again to make sure the payment has been received and processed.

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