Title Company in Miami, FL

What we do on a Miami closing

• Title search and examination. We check the chain of title, mortgages, judgments and liens on the property and its owners, then send you a title commitment that lists what has to be cleared before closing.
• Municipal lien and open permit searches. Miami-Dade has 34 cities, towns and villages plus the unincorporated county, and each keeps its own code enforcement and permit records. We order the right searches for the right jurisdiction. Our guide to open permits and municipal liens explains why this matters.
• Owner’s and lender’s title insurance. We issue the policies at closing and explain what each one covers. See owner’s vs. lender’s title insurance.
• Closing and escrow. We prepare the settlement statement, collect and disburse funds, pay off existing mortgages and coordinate the signing with buyers, sellers, lenders and agents.
• Recording. We record the deed and mortgage with the Miami-Dade County Clerk of the Court and Comptroller, the county’s official recorder.

Who pays for title insurance in Miami-Dade

In much of Florida the seller customarily pays for the buyer’s owner’s title policy. Miami-Dade works differently: the buyer customarily pays for the owner’s policy and chooses the title company. The standard Florida Realtors/Florida Bar contract includes a Miami-Dade/Broward option for this. Under it, the buyer pays the owner’s policy premium, and the seller provides a copy of their prior owner’s policy and pays for the title search update and the municipal lien search, up to a set amount.

Custom is not law. Your signed contract decides who pays and who picks the title company, so check paragraph 9 before you sign. Our Miami-Dade closing customs guide goes deeper.

Documentary stamp taxes in Miami-Dade

Miami-Dade has its own deed tax structure, different from the rest of Florida:

• Single-family home or a single condo unit: $0.60 per $100 of the sale price. Everywhere else in Florida the rate is $0.70.
• Other property, such as commercial buildings, multifamily, vacant land, or several units on one deed: $0.60 plus a $0.45 county surtax, for $1.05 per $100.

On a $500,000 sale, that is $3,000 for a single-family home or condo unit and $5,250 for other property. The seller customarily pays deed stamps.

If the buyer is financing, the new mortgage carries two more state taxes: documentary stamp tax on the note at $0.35 per $100 of the loan, and intangible tax of 0.2%. On a $400,000 loan, that is $1,400 plus $800.

Title insurance costs the same at every Florida title company

Florida sets title insurance premiums by rule, so every title company in Miami charges the same premium for the same policy. The owner’s policy on a $500,000 purchase is $2,575. When the lender’s policy is issued at the same time, it costs a $25 minimum for coverage up to the owner’s policy amount, plus any endorsements the lender requires. What differs between title companies is the service and the settlement fees. Get your own numbers with our closing cost calculator.

Miami issues we watch for

• Condo and HOA estoppel certificates. Many Miami closings involve a condo or homeowners association. We order the estoppel early so unpaid dues and special assessments are known and paid at closing, not discovered after.
• Open permits and code liens. An expired permit or an unpaid code fine can hold up a closing or follow the property. We search the city or the county, depending on where the property sits.
• Foreign sellers. When a foreign person sells U.S. real estate, the buyer generally must withhold 15% of the price for the IRS under FIRPTA. Reduced rates and an exemption can apply when the buyer will live in the home and the price is $1,000,000 or less. We flag it early so the seller and buyer can talk to a tax advisor before closing.
• Estates, trusts and companies. When the seller is an estate, a trust or an LLC, we confirm who has authority to sign and what documents the title insurer needs.

Buying at a foreclosure auction, closing a short sale, or exchanging investment property? See our foreclosure and REO, short sale and 1031 exchange pages.

Where we close in Miami-Dade

We close throughout the county, including Miami, Miami Beach, Coral Gables, Doral, Hialeah, Miami Gardens, Aventura, North Miami, Kendall, Homestead and our home base of Miami Lakes. Our office is at 14100 Palmetto Frontage Rd, Suite 380, Miami Lakes. If you can’t come in, ask us about a mail-away closing. We also close in Broward and Palm Beach counties.

Common questions

Can I choose my own title company in Miami?

Usually, yes, if you are the buyer. Miami-Dade custom lets the buyer pick the title company and pay for the owner’s policy, but the contract controls. If you are a seller and your contract says you designate the closing agent, you choose.

Do title insurance prices vary between Miami title companies?

No. The premium is set by Florida rule. Settlement and closing fees do vary, so ask for an itemized quote and compare those.

Why do Miami condo closings need extra time?

The association has to issue an estoppel certificate showing what the unit owes, and some buildings have special assessments or approval requirements. Ordering these documents as soon as the contract is signed keeps the closing date on track.

What does the buyer bring to closing?

A government-issued photo ID and the funds to close, sent by wire or cashier’s check as your closing agent instructs. Always confirm wiring instructions by phone with a number you already know. Wire fraud targets real estate closings.

Start your Miami closing

Call (305) 603-8393 to talk to Luis or Yeni, or send us your contract. Real estate agents can learn how we work with them on our page for agents.

This page is general information, not legal or tax advice. Sources: Florida Statutes 201.02, 201.031, 201.08, 199.133, 627.782; Florida Department of Revenue; Miami-Dade County municipalities; IRS FIRPTA withholding.