Services
Title and escrow, handled end to end
From the first search of the public record to the recorded deed and the issued policy — one office, one team, one file.
Title
Title search, examination & commitment
Every file starts with a search of the public record going back through the chain of title — deeds, mortgages, assignments, satisfactions, judgments, tax certificates, probate proceedings, easements, plats, and restrictive covenants.
Our title agent examines what the search returns and issues a title commitment: the document that tells every party what the underwriter will insure, what must be cleared before closing, and what will be excepted from coverage. Read it. The commitment is where problems surface while there is still time to fix them.
- Full chain-of-title search and examination
- Title commitment issued to buyer, seller, lender, and agents
- Curative work on defects, gaps, and clouds on title
- Prior policy searches and reissue rate credits where available
- Legal description verification against the survey and plat
Insurance
Owner's and lender's title policies
We issue title insurance through our underwriter for residential and commercial property throughout Florida. Premiums in Florida are set by state rule and calculated on the promulgated rate schedule, so the rate itself is not where agencies differ — service is.
Where we can save you money is in the details: reissue credits when a prior owner's policy exists, simultaneous-issue pricing when an owner's and lender's policy are issued together, and endorsements matched to the actual transaction rather than ordered by habit.
- Owner's policies (ALTA) for buyers
- Lender's policies (ALTA loan policies) for mortgage lenders
- Simultaneous issue and reissue rate credits
- Endorsements — survey, condominium, planned unit development, environmental, and more
- Commercial policies and multi-parcel coverage
Escrow
Escrow, settlement & disbursement
As escrow agent we are the neutral party holding the money. Deposits come in, payoffs go out, and nothing moves until the conditions of the contract and the lender's closing instructions are satisfied.
We prepare the settlement statement, reconcile every credit and debit, collect and disburse funds, record the documents, and issue the final policy. All escrow funds are held in a dedicated trust account.
- Escrow deposit holding and receipting
- Settlement statement and Closing Disclosure reconciliation
- Mortgage payoff ordering, verification, and satisfaction tracking
- Wire and disbursement handling under written instruction
- Post-closing recording, policy issuance, and file retention
Transactions
Closings we handle
Residential and commercial, financed and cash, standard and complicated. If the transaction has moving parts, tell us early and we will build the schedule around them.
- Residential purchases and sales — single family, condominium, townhome
- Refinances and home equity closings
- New construction and builder closings
- Cash and investor transactions, including portfolio purchases
- Commercial purchases, sales, and refinances
- Entity transfers, quiet title follow-through, and estate-related conveyances
- For-sale-by-owner transactions with no listing agent involved
- 1031 exchange closings coordinated with your qualified intermediary
Coordination
Lien searches, estoppels & clearing
The things that derail a Florida closing are rarely the title itself. They are the unpermitted addition, the association that takes three weeks to produce an estoppel letter, the code enforcement lien nobody disclosed, and the utility balance that follows the property rather than the person.
We order all of it up front and chase it until it is in hand.
- Municipal lien searches — code enforcement, utilities, open and expired permits
- HOA and condominium estoppel letters
- Property tax and non-ad valorem assessment verification
- Judgment, lis pendens, and child support lien searches on all parties
- Release and satisfaction tracking after payoff
Working with us
What we need to open a file
Send these over and we will confirm receipt and get the search ordered.
The executed contract
All pages and addenda, signed by all parties, with the effective date visible.
Contact information
Buyer, seller, both real estate agents, and the lender's processor or loan officer.
Anything unusual
Estate, trust, entity, divorce, short sale, foreclosure history, or a tight closing date. Early notice is the whole game.
Ready to open a file?
Send us the contract and we will start the title search the same business day.