Short Sale Title & Closing Services in Florida

What makes a short sale different

• The lender has to approve. A short sale closes for less than the mortgage payoff, so the seller’s lender, and every other lienholder, has to agree in writing to accept less and release its lien.
• Approval letters come with terms and a deadline. The closing has to match the approved terms and happen before the approval expires, or the approval may need to be redone.
• Every lien has to be resolved. Second mortgages, HOA or condo association liens, code enforcement liens and judgments against the seller all show up in the title search, and each has to be paid, settled or released before the buyer can get clear title.
• The numbers have to match. The lender approves a specific settlement statement. Changes after approval, such as a new closing date or a repair credit, can need the lender’s sign-off again.

How we keep short sales moving

• Title work starts early. We order the search as soon as there’s a contract, so every lien surfaces before it can surprise anyone. Searches are often back within 24 hours.
• We coordinate with every lienholder. Payoffs, releases and the lender’s requirements are tracked on one file, by one team.
• Association paperwork is ordered early. For condos and HOA communities, we request the estoppel letter up front so it isn’t the last thing holding up closing.
• The settlement statement matches the approval. We build it to the lender’s approved figures and flag any change before it reaches the closing table.
• You deal with the owners. Luis has spent more than 20 years coordinating directly with lending institutions, and Luis and Yeni stay personally involved on every short sale file.

For listing agents

Send us the file as soon as you have a contract, even before the lender approves. Running title early tells you about every lien before the short sale package goes in, so there are no surprises after approval. See how we work with agents on our For Real Estate Agents page.

For buyers

Buying a short sale takes more patience than a standard purchase, because the seller’s lender sets the pace. Your owner’s title policy still protects you once the deal closes. Learn the difference between owner’s and lender’s title insurance, and estimate your costs with our Florida closing cost calculator.

Sellers: talk to the right professionals first

A short sale can have tax and credit consequences, and depending on the terms, a lender may be able to pursue the remaining balance. We’re a title company, not a law firm or a tax adviser, so sellers should review the lender’s terms with a real estate attorney and a tax professional before agreeing to them.

Short sale questions

How long does a short sale take to close?

The lender’s review is usually the slowest part, and it’s outside anyone’s control on the closing side. Once the approval letter arrives, the closing has to happen by its deadline. That’s why we do the title work before approval, not after.

Who pays for title insurance in a short sale?

The same county customs apply as in any sale (see our guides for Broward, Miami-Dade and Palm Beach), but the lender’s approval decides which seller costs it will allow. The purchase contract and the approval letter together control.

My short sale is already stuck. Can you help?

Yes. Call us with the file and we’ll tell you what it needs to close.

Start your short sale file

Call (305) 603-8393 or send us the contract. See all of our title services.