Title & Closings

Title insurance protects the buyer (and lender, if applicable) against covered risks affecting the property’s title—such as undisclosed liens, title defects, or ownership disputes that may not appear during the title search. In Florida, it is standard practice for the seller to purchase an owner’s title insurance policy for the buyer, unless otherwise agreed in the contract. If the buyer is financing the purchase, the lender will typically require a lender’s title policy, which the buyer usually pays for. We handle the issuance of title insurance policies as part of the closing process.

Once the purchase contract is executed, the closing process generally includes the following steps:

1. File opening and contract review
   We open the file, review the fully executed contract, and identify any special terms, contingencies, or deadlines. We also reach out to the parties to confirm preferred communication channels and to identify any special needs or accommodations that may be required for signing or closing (such as accessibility needs, travel considerations, or scheduling constraints).

2. Receipt and confirmation of deposit
   We provide escrow instructions for the earnest money deposit and confirm receipt of funds into our law firm escrow account. We provide confirmation of deposit receipt to the appropriate parties.

3. Title search and examination
   We order and review a comprehensive title search to identify any title issues that must be addressed prior to closing.

4. Municipal lien search and survey coordination
   We order a municipal lien search and coordinate the ordering and review of any required survey.

5. Title clearance
   We coordinate the resolution of any title issues, including obtaining and tracking payoff statements for existing mortgages and liens, and managing the preparation or recording of required lien releases and satisfaction of mortgages.

6. Coordination with lender (if applicable)
   For financed transactions, we coordinate with the lender’s closing department to ensure all required items are completed, loan approval is secured, and final closing instructions are received.

7. Buyer funds coordination
   We provide secure instructions and guidance to the buyer regarding the proper method for submitting closing funds (typically by wire transfer), and we confirm receipt of those funds in advance of closing.

8. Preparation of closing documents
   We prepare the title commitment, settlement statement, affidavits, and all required closing documents for review by the parties and lender. We review payoffs, ensure payoff figures are current, and verify disbursement instructions with lienholders and other payees.

9. Client and agent communication
   We maintain consistent communication with buyers, sellers, agents, and lenders to keep all parties informed of progress, confirm key closing logistics, and address any questions that arise.

10. Scheduling of closing
    We coordinate the scheduling of the signing appointment and confirm whether the closing will be conducted in-person, via Remote Online Notarization (RON), or through mobile signing.

11. Closing and disbursement
    We conduct the closing, oversee execution of documents, verify receipt of all required funds, and handle disbursement of funds through our law firm escrow account in accordance with the settlement statement and approved payoff instructions.

12. Recording and post-closing issuance of title insurance
    We record the deed and related documents with the appropriate county, confirm recording, and issue the final title insurance policy. We confirm that lien releases and satisfactions are properly recorded as applicable, and we close out the file.

Throughout this process, our team provides attorney-supervised title and closing services with a strong focus on clear communication, attention to detail, and responsive coordination with all parties involved.

Our closings are managed through a law firm-operated title and closing service, which gives clients and agents several key advantages over a traditional title agency model.

This law firm-managed title and closing model gives clients and agents the benefit of having both experienced title professionals and attorney support in one coordinated service. Our dedicated title staff handles the full range of title and closing tasks—title search, title clearance, document preparation, escrow services, coordination with lenders, and closing logistics.

At the same time, an attorney is available to provide oversight and legal guidance when needed. This allows us to address complex title issues, contract interpretation questions, and other legal matters that may arise during the course of the transaction—something a non-lawyer title agency cannot offer.

While many closings proceed without the need for significant legal intervention, clients and agents value the added protection and problem-solving capability that our law firm structure provides. Our approach is designed to deliver a smooth and professional closing experience, with the peace of mind that attorney support is available if and when it is needed.

A title search is a comprehensive review of public records affecting the property’s title. It identifies issues such as:

• Outstanding liens or mortgages

• Judgments or lawsuits affecting the property

• Unreleased prior mortgages

• Boundary disputes or encroachments

• Errors in past conveyances

• Ownership disputes

• Unpaid taxes or assessments

The title search ensures that the property can be conveyed with marketable title and helps avoid costly surprises after closing. As part of our role, we review the title search results in detail and take any necessary steps to address identified issues.

Common causes of delay include:

• Title issues that require additional work to resolve

• Delays in obtaining lien searches or surveys

• Lender-related delays in preparing loan documents or issuing final approval

• Last-minute changes to contract terms or closing documents

• Scheduling challenges for signing and funding

Our team works proactively to identify potential delays early and to keep all parties moving forward on schedule.

We provide a full suite of title and closing services to support residential, commercial, FSBO, refinance, and investor transactions. Our services include:

• Title search and examination — Conducting and reviewing a detailed title search to confirm marketable title.

• Title clearance — Coordinating the resolution of liens, judgments, and title defects.

• Title insurance issuance — Preparing and issuing both owner’s and lender’s title insurance policies.

• Closing document preparation — Preparing required closing documents (settlement statement, affidavits, title commitment, disbursement forms, etc.).

• Escrow services — Holding and disbursing funds through our law firm escrow account.

• Survey and lien search coordination — Ordering and reviewing surveys and municipal lien searches where applicable.

• Signing coordination — Managing scheduling and options for in-person, remote online notarization (RON), or mobile signings.

• Recording and post-closing services — Handling post-closing document recording and title policy issuance.

• Communication and transaction management — Keeping all parties informed, facilitating resolution of routine questions, and maintaining transaction flow.

• Legal oversight and counsel as needed — An attorney is available to address legal issues or special circumstances that arise during the transaction or to provide additional legal services by separate engagement if requested.

This law firm-managed title and closing model gives clients and agents the benefit of having both experienced title professionals and attorney support in one coordinated service.

If title issues are identified during the title search or review process, our priority is to intervene early and manage the resolution process in a clear, organized way.

We promptly notify the parties of any identified issues—whether liens, judgments, title defects, boundary problems, or gaps in the chain of title—and explain the nature of the issue and its potential impact on closing.

From there, we coordinate and assign specific action items to the appropriate parties:

• If the seller or seller’s agent needs to provide documentation or take corrective action, we communicate those requirements clearly and set deadlines.

• If a lender, lienholder, prior owner, or third party must act (for example, by providing a payoff statement, lien release, or corrective deed), we coordinate with them directly and track progress.

• If legal review or legal action is needed, our attorney is available to step in and provide guidance or take necessary steps to resolve the issue.

Throughout this process, we keep all parties informed of status and of any potential impacts on the transaction timeline. We provide regular updates so that buyers, sellers, agents, and lenders know exactly where things stand—and what is required to move forward.

Our goal is always to address title issues as efficiently as possible, while helping all parties understand their roles and responsibilities in getting to a successful closing.

Closing costs vary by transaction, but here are some of the most common items—along with who typically pays them in Florida residential closings (subject to the terms of the purchase contract and local practice):

• Owner’s title insurance premium — Typically paid by the seller (unless otherwise agreed).

• Title search and municipal lien search fees — Typically paid by the seller.

• Lender’s title insurance premium — Paid by the buyer (if there is a mortgage).

• Survey — Typically paid by the buyer (if required by the lender or requested by the buyer).

• Documentary stamp taxes on the deed — Typically paid by the seller.

• Recording fees for the deed and mortgage — Typically paid by the buyer.

• Estoppel fees (to obtain a statement of amounts owed to an HOA or condo association) — Typically paid by the seller.

• HOA or condo association transfer fees — Often paid by the buyer, but sometimes negotiated.

• HOA or condo association capital contribution or initiation fees — Typically paid by the buyer (where applicable).

• Outstanding HOA or condo association dues and special assessments — Typically prorated between buyer and seller as of the closing date; any past-due amounts are typically paid by the seller.

• Real property taxes — Prorated between buyer and seller as of the closing date; seller pays taxes accrued up to closing.

In addition, buyers typically pay their own lender-related costs, such as loan origination fees, appraisal fees, and credit report fees, if applicable.

We review all closing costs with our clients as part of the settlement process and ensure that the final settlement statement accurately reflects the parties’ contractual obligations and local practice.

Many closings can be completed remotely or through mobile signing services if an in-person closing is not practical. In addition, when appropriate, we can prepare a Power of Attorney (POA) to authorize someone to sign on your behalf if needed. We discuss available options with each client and help determine the best approach based on the specifics of the transaction and the parties involved.

Wire fraud is a serious and growing threat in real estate transactions. We follow strict protocols to help protect our clients and their funds:

• Encrypted delivery of wiring instructions — We send wiring instructions in encrypted format, and require clients to call our office to obtain the passcode needed to unlock the instructions.

• Third-party verification — We use a trusted third-party secure verification service to confirm wire instructions and to help protect against tampering.

• Verbal confirmation required — We will verbally confirm all wiring instructions with you using a verified phone number, not one provided in an unverified email or message.

• Strict no-change policy — We will never send last-minute changes to wiring instructions by email. If you ever receive an unexpected change, you should call us immediately at a verified number to confirm before taking any action.

• Client education — We educate our clients and agents about common wire fraud scams and warning signs throughout the process.

By combining secure delivery methods, independent verification, and strict communication controls, we help protect your funds and reduce the risk of fraud during the closing process.