Florida title problems, explained
A title search turns up something. The question is always the same: what is it, does it stop the closing, and what does it take to clear it. These pages answer that for the situations we actually see on Florida files.
Start here
What did the search turn up?
Something recorded against the property or seller
Judgments, permitsA court is involved
BankruptcyA signing or contract question
Overseas sellers, non-standard contractsThe property itself
HOA and condominium approvalHow the property is reached
Legal access, easements
Judgments, permitsA court is involved
BankruptcyA signing or contract question
Overseas sellers, non-standard contractsThe property itself
HOA and condominium approvalHow the property is reached
Legal access, easements
Not listed? Describe the file.
754.253.2270How every page is built
Same shape each time, so you know where to lookFirst
The short answer
A few sentences at the top that answer the question on their own.
Then
The detail, with the statute
Why it works the way it does, what the underwriter will want, and when it is a lawyer’s question.
Always
Who reviewed it, and when
Name, license number, review date and next review. Where a fact is unconfirmed, the page says so.
Liens and encumbrances
Recorded against the property or the seller- Stops the closing? RarelyThere's a judgment against the seller. What happens to the closing?A recorded judgment against a seller can attach to real property they own in that county and has to be dealt with before clear title passes.
- Stops the closing? SometimesWhat happens if there's an open permit on the property before closing?An open permit is a building permit the municipality never closed. A municipal lien search finds it, not a title search. The contract says who clears it.
Property types
Condominiums and HOAsSurvey, access and boundaries
What the survey shows versus what the record supportsDistressed and court-ordered sales
Where a court order is a title documentThe closing process
Contracts, signings and who does what- Stops the closing? NoThe contract isn't the standard form. What does that change at closing?A non-standard Florida purchase contract changes the closing, because the closing follows the contract: its deadlines, costs, default terms and conditions.
- Stops the closing? NoThe seller is overseas. How do they sign a Florida closing?A seller abroad can sign a Florida closing by remote online notarization, before a US consular officer, or before a local notary. Settle which one early.