A Bit About Us

A title company confirms the seller can legally transfer the property and protects the buyer and lender if a problem surfaces later. In a Miami closing we search the public records, issue the title commitment, clear liens and other defects, hold escrow deposits, prepare the settlement statement with the lender, conduct the closing, record the deed and mortgage with the Miami-Dade Clerk, disburse funds, and issue the owner's and lender's title insurance policies.

In Miami-Dade County, custom is for the buyer to pay for the owner's title insurance policy, and the buyer usually chooses the title company. In many other Florida counties the seller customarily pays. Custom is only a starting point: the purchase contract controls, and the parties can agree otherwise. When there is a loan, the buyer also pays for the lender's policy.

A financed purchase typically closes in about 30 to 45 days from contract, driven mostly by the lender's appraisal and underwriting. A cash purchase can close in as little as one to two weeks once title is clear. Condominium approvals, association estoppels, open permits, or title issues can add time, which is why we start the search as soon as the contract arrives.

We examine the public records for the property's chain of ownership and anything that could affect it: recorded mortgages, liens, judgments, unpaid property taxes, easements and restrictions, and pending lawsuits. We also order a municipal lien search to find open permits, code violations, and unpaid utility or special-assessment liens. The results become the title commitment, which lists what must be resolved before closing and what the policy will and won't cover.

Yes. Florida law allows remote online notarization, so many transactions can be signed by secure video from anywhere. We also arrange mail-away closings with a local notary, and for parties abroad we coordinate signing before a U.S. consulate or with an apostille where required. Some lenders set their own rules for remote signings, so we confirm the options for your transaction early.

Sellers commonly pay the documentary stamp tax on the deed (in Miami-Dade, $0.60 per $100 of the price for a single-family home), the payoff of any existing mortgage, real estate commissions, their share of the year's property taxes, and costs to clear title, such as releasing liens or closing open permits. Association estoppel fees and the municipal lien search are also often charged to the seller. The exact split depends on your contract, and every line item appears on your settlement statement before closing.

Florida property taxes are paid in arrears: the bill for a calendar year is issued in November. At closing, the seller credits the buyer for the taxes from January 1 through the day before closing, and the buyer pays the full bill when it arrives. If the current year's bill isn't available yet, the proration is usually based on the prior year's taxes with the maximum early-payment discount, unless the contract says otherwise.

An estoppel certificate is a statement from a homeowners' or condominium association confirming what the owner owes as of a certain date: regular assessments, special assessments, late fees and other charges. Florida law requires associations to deliver it within 10 business days of a request and limits the fees they can charge. We order the estoppel and make sure the balance is paid at closing, so the buyer doesn't inherit the seller's unpaid dues.

Yes. When the title search or municipal lien search turns up an open mortgage, judgment, code violation or expired permit, we identify who needs to act, request payoff letters, and coordinate releases and satisfactions for recording. Some items, like closing an expired permit, require the seller or a contractor to work with the city or county, and we guide that process so it doesn't hold up the closing.

Yes. Investors and cash buyers are a large part of our business. We handle cash closings on short timelines, purchases through LLCs and other entities, contract assignments, and closings that are part of a 1031 exchange with your qualified intermediary. Cash purchases by entities may require additional federal reporting, and we'll walk you through what's needed.