Plain-language answers about title insurance, escrow, and closing in Florida. General information only — for advice on your specific transaction, give us a call.
Title insurance protects your ownership of the property against problems from the past — things like undisclosed liens, forged signatures in an old deed, unknown heirs, or recording errors. Unlike most insurance, you pay once at closing and coverage lasts as long as you (or your heirs) own the property. An owner's policy protects you; a lender's policy protects your mortgage lender. Without it, a defect that surfaces years later could cost you legal fees or, in the worst case, the property itself.
It's negotiable and set by your contract. Customs vary by county: in most of the Tampa Bay area, including Pinellas and Hillsborough counties, the seller customarily pays for the owner's policy and chooses the title company, while the buyer pays for the lender's policy. In some Florida counties the custom flips. Whatever your contract says controls — and either party can negotiate it.
Beyond the title insurance premium (set by Florida's promulgated rates — try our rate calculator), typical costs include the title search, settlement fee, recording fees, and documentary stamp taxes ($0.70 per $100 on the deed; there are also taxes on mortgages). Buyers with loans see lender charges and escrows for taxes and insurance. Sellers also pay real estate commission and their mortgage payoff — our seller net sheet gives you a working estimate.
A typical residential purchase with financing closes in about 30 days from contract; cash deals can close in as little as one to two weeks once the title work is clear. Refinances usually run two to three weeks. The title search and examination happen in the first days after we open your file, which is why getting us the contract early keeps everything on schedule.
We search the public records for anything affecting the property's ownership: the chain of past deeds, open mortgages, judgment and municipal liens, code enforcement violations, unpaid taxes, HOA claims, probate matters, and easements or restrictions. The result tells us who legally owns the property and what has to be cleared before you can take title free of surprises.
Usually, we fix it — that's a normal part of our job. Most issues are cured before closing: payoffs ordered and satisfied, releases recorded, estate documents gathered, corrective deeds prepared. We tell you plainly what we found, what it takes to clear it, and how it affects your timeline. A defect delays some closings; it kills very few. If you're an investor who deals in tricky titles on purpose, see our investor services.
Escrow means a neutral third party — us — holds the money and documents until every condition of the contract is met. Your deposit sits in a protected escrow account; at closing we collect the funds, pay everyone who must be paid (seller, lender payoff, taxes, fees), record the deed, and disburse the balance. Nobody gets anything until everything checks out — that's the protection.
One rule above all: our wiring instructions never change. If you get "updated" instructions by email or text, it's fraud — call us at (813) 722-0108 using the number from this website before sending anything, and verbally confirm the account details. Wire fraud is the single biggest financial threat in real estate closings, and a two-minute phone call defeats it. Read the full guide on our wire safety page.
Yes — investor files are a core part of our practice, not an exception. We close assignment-of-contract deals, back-to-back double closings, LLC and land trust purchases, portfolio packages, 1031 exchanges, and fast cash deals. We also take on the clouded-title files other companies hand back. Details on our investors page.
Yes, by appointment. If getting to our Clearwater office during business hours doesn't work, we can arrange mobile signings at your home or office, and after-hours closings when a deal needs it. Remote online notarization is also an option on qualifying transactions. Just ask when we schedule your closing.
Florida doesn't require an attorney for a real estate closing — a licensed title company like ours can handle the title work, escrow, and settlement. Some buyers and sellers choose to have an attorney review their contract or advise on complex situations, and we work smoothly alongside counsel whenever they're involved. We can't give legal advice, so if you have legal questions about your deal, an attorney is the right call.
Send us your contract through the Open a File page, request a quote from our contact page, or just call (813) 722-0108. We'll open your order, confirm the parties and dates, and introduce your closer — typically the same business day.
Call our Clearwater office and get a straight answer about your transaction — no phone tree, no runaround.