The estoppel has a clock, a cap, and an expiry date
Three numbers decide whether an association estoppel helps your closing or holds it up. Two of them are in the statute. The one everybody quotes is not.
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Answers to the questions that come up before closing day.
Written for the people who actually have to get a closing done. Realtors and lenders first, buyers and sellers right behind them.
What title insurance covers, in plain English
Most policies protect you against the past, not the future. That one idea explains almost everything else about how this works.
Florida homestead rights follow the marriage, not the deed
If your seller is married, the spouse has to sign, even with no ownership interest and no name anywhere on title. A homestead deed that closes without that signature is void, and time does not cure it.
The debts a title search cannot find
A title search reads what is recorded. A whole category of Florida property debt is not recorded until late, or at all, and it travels with the property rather than with the person who ran it up.
An open permit outlives everyone who touched it
The contractor moved on. The owner who hired them sold years ago. The permit is still open, it is still attached to the property, and Miami-Dade says bringing the property into compliance falls to whoever owns it now.
These guides are for informational purposes only. They are general information about title insurance, escrow, and the Florida closing process, not legal advice and not a quote or a commitment. Laws, rules and published figures change, and every transaction is different. For advice about your situation, talk to a qualified attorney, and call us at 305-599-3048 for anything specific to your closing.
Questions about your closing?
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