FAQs

When it comes to real estate closing and settlement transactions, there are bound to be questions. At Daniel M. Keil, P.A., we have answers.
Get Answers

What is Title?

Title is the foundation of property ownership. It is evidence of the owner’s right to possess and use the property.

What is Title Insurance? Why do I need it?

Title Insurance protects you (whether Owner or Lender) against losses due to pre-existing defects in the title to the property and expenses in legal defense.

 

Your ownership is authenticated and will be promptly defended against any claims in court, if necessary, at no cost to you, whether a claim is valid or not.

 

If a valid claim is made against your title as covered by your policy, the title insurer protects you by bearing the cost of settling the claim should it prove valid, in order to protect your title and keep you in possession of your property or mortgage.

What types of Title Insurance are there?

There are two different types of Title Insurance: Owner’s Policy and Lender’s Policy.

 

Owner Title Insurance: An Owner’s Policy protects your property rights for as long as you own the home.

 

Lender Title Insurance: A Lender’s Policy is usually required by the lender and protects only the lender’s financial interests. The buyer typically pays for this policy, but this varies depending on geography. This separate policy protects the lender’s interest in the property against any loss due to unknown title defects up to the outstanding balance of the buyer’s mortgage.

What is a Title Search? Why is it important?

A Title Search is a detailed examination of the historical records concerning a property. These records include deeds, court records, property and name indexes, and many other documents.

 

The purpose of the search is to verify the seller’s right to transfer ownership, and to discover any defects, claims and other rights or encumbrances on the property.

What is a Title Defect? Which are most common?

A Title Defect is an outstanding legal claim, complication, error, omission or irregularity related to a property that threatens or impairs an individual or entity’s full ownership rights, which can delay or prevent that individual or entity’s ability to purchase, sell or convey the property.

 

When a seller is transferring ownership of property to another person, the seller needs to ensure that the buyer is getting the property free of encumbrances and liens. The buyer expects to receive clear title to the property he or she is purchasing.

 

A title search will reveal problems that the buyer will need to be made aware of, including, but not limited to:

 

  • Public Records Errors
  • Unsatisfied Mortgages
  • Judgments & Liens (i.e. Mechanic’s Liens)
  • Fraud & Forgery
  • Conflicting Wills
  • Missing Heirs
  • Property Boundary & Survey Disputes
  • Estate Issues & Breaks in the Chain of Title
  • Legal Description, Easement, Encroachment, Setback Issues
  • Rights of Third Parties
  • Bankruptcy
  • Divorce Decrees

How much does Title Insurance cost?

The cost of title insurance in Florida varies between counties based on the purchase price of the property. Unlike other insurance premiums, which must be paid annually, a title insurance premium is paid one time only at settlement.

 

Florida’s title insurance premium is based on a Promulgated Rate Calculation, which is determined by the State of Florida. But, generally speaking, your title insurance premium cost is a little less than one percent (1%) of the purchase price of the property and less than ten percent of your total closing costs.

What is Florida’s Promulgated Rate for Title Insurance?

The Florida Department of Insurance regulates the rates that title insurers can charge consumers.

 

The Florida Promulgated Rates for an owner’s title insurance policy are as follows:

  • $5.75 per $1,000 of value for the first $100,000.00.
  • $5.00 per $1,000 of value thereafter for purchase prices up to $1,000,000.00.

Please contact us for rates for owners or loan policies above $1,000,000.00.

What type of policy do I need?

Owner’s policies are issued to buyers of real estate when they have the title to the property conveyed to them by a deed.

A Homeowner’s Policy is the default policy specified by the multiple listing service, and provides additional risk protection beyond that afforded by a Standard Coverage Owner’s Policy. The premium is 10% higher than that for a Standard Coverage Owner’s Policy.

In addition to Standard Coverage and Homeowner’s Policies, an Owner’s Extended Coverage Policy is available to cover losses such as questions of survey, such as lot size, location of boundaries and easements, unrecorded liens for labor or materials, parties in possession of the property not disclosed by public records and breach of covenants, conditions and restrictions.  There’s an additional premium of 30% above a Standard Coverage Owner’s Policy for an extended coverage policy to cover the additional risks. A survey, commonly called an “ALTA survey,” may be required to issue an Owner’s Extended Coverage Policy.

A lender’s policy is issued to the lender to protect their interest in the property secured by a deed of trust or a mortgage. Most lenders usually require a Lender’s Extended Coverage Policy, which provides additional protection against risk.

What is the Truth-In-Lending Disclosure?

A Truth-in-Lending Disclosure Statement provides information about the costs of your credit. Effective October 3, 2015, for most kinds of mortgage loans a new form called the Loan Estimate replaces the initial Truth-in-Lending Disclosure, and a Closing Disclosure replaces the final Truth-in-Lending Disclosure.

Why does a buyer or a lender need Florida title insurance?

When you purchase your home, how can you be sure that there are no problems with the home’s title and that the seller really owns the property? Problems with the title can limit your use and enjoyment of the property, as well as bring financial loss. A title search and the one-time expense of title insurance prevents these issues.

Do I need an attorney for my closing?

Not normally. Any licensed title agency is permitted to close and issue Florida Title insurance in the State of Florida. But our company is owned and operated by an attorney, so you get the benefit of legal oversight of your file at no additional charge. Some states are known as “attorney states” and do require all real estate transactions to be closed by an attorney. Check your state’s laws.

Will I be charged attorney fees?

No, not unless you reach a separate agreement with an attorney for additional services such as a corporate formation or other legal matters you need assistance with.

How long does the title process take?

The title due diligence takes about an average of 7-10 business days. However, closings can be expedited if all parties cooperate. The average closing takes about 30-45 calendar days due to loan approval timelines. Your contract will specify your closing deadlines.

Get one step closer to protecting YOUR title.

Let us worry about the details. We'll provide the guidance you need to make your next real estate investment.

What is Escrow?

Escrow is a trust account held by a third-party (a trusted licensed individual or attorney), containing the funds that are needed to close on the property. This allows both the Buyer and the Seller to be sure that all the conditions of the sale under the contract have been met prior to the property and money changing hands.

What is an Escrow Agent?

An Escrow Agent is a trusted third party entity that holds a sum of money in a trust account for buyers and sellers while a transaction on a property is being finalized or a disagreement is resolved. The Escrow Agent is usually an actively licensed title agent or attorney.

What happens in Escrow?

Here are the tasks typically performed by each party in the escrow process:

The Seller:

1. Deposits the signed deed with the escrow closer.

2. Deposits other required documents and information such as addresses of mortgage holders.

 

The Lender (If Applicable):

1. Deposits the proceeds of the purchaser’s loan.

2. Directs the escrow closer on the conditions under which the loan funds may be used.

 

The Escrow Closer:

1. Orders a Preliminary Commitment for title insurance.

2. Receives funds from the buyer and/or any lender.  Prorates insurance, taxes, rents, etc.

3. Disburses funds for title insurance, recording fees, real estate commissions, paying off existing loans, etc.

4. Prepares a final Settlement Statement for each party, indicating amounts to be disbursed for services and any further amounts necessary to close escrow.

5. Records deed and loan documents, delivers deed to the buyer, loan documents to the lender and funds to the seller, closing the escrow.

Once all the terms and conditions for the instructions of both parties have been fulfilled, and all closing conditions satisfied, the escrow is closed upon transfer of property and the disbursement of funds.

Who pays for closing costs?

Buyers and sellers each have separate closing costs related to their transaction. The contract language customarily determines who pays for what costs such as title insurance, lien search, title search and deed taxes on the sale. Buyers customarily pay for their loan related expenses with the exception of some VA or FHA loans. Regions within each state usually have established “customs” for cost allocations, but buyers and sellers should not assume anything and carefully read the contract.

Get one step closer to protecting YOUR title.

Let us worry about the details. We'll provide the guidance you need to make your next real estate investment.