Residential closings

Buying a home

When you buy a home in Florida, the closing is where the money changes hands, the deed is signed, and title moves to you. Our job is to make sure the seller can actually deliver the title described in the contract and that the documents are recorded correctly.

• Title search and commitment. We review the recorded chain of title, mortgages, liens, judgments, easements and restrictions, and issue a title commitment. See how to read a title commitment.
• Municipal lien and permit search. Open or expired permits and code-enforcement liens can follow the property. See open permits.
• Condo and HOA estoppels. We request the association's estoppel certificate so the closing statement reflects what is owed. See the condo and HOA estoppel guides.
• Owner's title policy. Protection for you, separate from the lender's policy. See owner's vs. lender's coverage.
• Wire safety. We will never change wiring instructions by email. Read our wire fraud guide.

Selling a home

For sellers, the work centers on clearing title: paying off mortgages and liens, getting the right signatures, and handling withholding rules where they apply.

• Payoffs and releases. We order payoff letters and make sure satisfactions are recorded after closing.
• Who has to sign. If the home is a homestead, a non-owner spouse usually has to join in the deed. See homestead joinder. If an LLC or other entity is selling, we need proof of authority. See LLC seller authority.
• Foreign sellers. Federal FIRPTA withholding may apply. See FIRPTA for Florida sellers.
• Documentary stamp tax. In Florida the deed tax is customarily allocated by the contract. Estimate it with our calculator.

Condos

A large share of South Florida closings are condominium units. Beyond the estoppel, buyers of resale units are entitled to specific association documents and, for contracts entered after December 31, 2024, information about milestone inspections and structural integrity reserve studies (§ 718.503, Fla. Stat.). We flag these items early so they don't surprise anyone at the closing table.