Florida Title and Closing FAQ

What is title insurance?

Title insurance protects buyers and lenders from financial loss due to defects in a property's title. Unlike other types of insurance that protect against future events, title insurance protects against past issues that could affect your ownership rights, such as undisclosed liens, forgery, recording errors, or claims from unknown heirs.

Title insurance is paid once at closing and protects you for as long as you own the property. Learn more in our Florida Real Estate Closing Guide.

Who pays for title insurance in Florida?

In Florida, who pays for the owner's title insurance policy depends on local county customs and the terms of the purchase contract. In Miami-Dade County, the buyer typically pays for the owner's title insurance and selects the title company. In most other Florida counties, the seller traditionally pays for the owner's title insurance and chooses the title company.

However, this is ultimately negotiable between buyer and seller. The final allocation of closing costs is determined by the purchase contract. Learn more about county customs and who pays closing costs in Florida.

How long does a closing take in Florida?

Most Florida real estate closings take between 2 and 4 weeks from contract execution to final closing. Cash transactions typically close faster, often in 10 to 14 days at Shield Title & Escrow. Financed purchases generally take 3 to 4 weeks because of lender requirements, appraisals, and underwriting.

The timeline can vary based on title issues, HOA documentation, lender conditions, and how quickly all parties respond. Read our detailed guide on how long closings take in Florida.

What does a title company do?

A title company coordinates the real estate closing process and ensures that ownership transfers legally and securely. The title company conducts a title search to verify ownership and identify any liens or encumbrances, resolves title issues before closing, prepares closing documents, holds funds in escrow, facilitates signing of documents, disburses funds to the appropriate parties, issues title insurance policies, and records the deed with the county clerk. At Shield Title & Escrow, we also provide attorney oversight on every transaction.

What is a title search?

A title search is a detailed examination of public records to verify the legal ownership of a property and identify any liens, judgments, easements, or other encumbrances that could affect the title. The title company reviews decades of records including deeds, mortgages, tax records, court judgments, and other documents to ensure the seller has clear ownership and the right to transfer the property. This process typically takes 48 to 72 hours and is essential for protecting buyers from hidden title defects.

What can delay a closing?

Common causes of closing delays include title issues such as outstanding liens or unpaid taxes, slow response from HOA management companies, additional documentation requested by the lender during underwriting, appraisal delays or issues, difficulty obtaining homeowner's insurance, missing or incomplete contract documents, and wire transfer delays or verification issues.

Most delays can be avoided with early planning, quick responses to requests, and working with an experienced title company that proactively identifies and resolves issues. Learn more about common delays and how to avoid them.

When do I get the keys?

In Florida, buyers typically receive the keys once the deed has been recorded with the county clerk and all closing conditions have been satisfied. This usually happens on closing day, shortly after the signing is complete and recording is confirmed.

The timing of key delivery is often specified in the purchase contract and coordinated by the title company with the real estate agents. Learn more about what happens on closing day in Florida.

Can I close remotely in Florida?

Yes. Florida offers several remote closing options including Remote Online Notarization (RON), which allows you to close from anywhere in the world via secure video call with a Florida notary, and mobile notary services where a notary travels to your preferred location for in-person signing.

RON is fully legal in Florida and accepted by all major lenders and title insurers. This is ideal for international buyers, out-of-state purchasers, or anyone who prefers the convenience of closing from home. Learn more about remote closing options in Florida.

Can foreign buyers purchase property in Florida?

Yes. There are no restrictions on foreign ownership of residential property in Florida. Foreign buyers can purchase property with cash or financing, and Florida offers several advantages including no state income tax, strong property rights protections, and the ability to close remotely using Remote Online Notarization.

Foreign buyers should be aware of FIRPTA withholding requirements if they plan to sell the property in the future, as well as U.S. tax obligations related to rental income and estate planning. Shield Title & Escrow specializes in international closings and provides multilingual support. Learn more about FIRPTA for foreign sellers.

What is escrow?

Escrow is a neutral third-party account where funds and documents are held securely until all conditions of the real estate transaction are satisfied. The title company acts as the escrow agent, holding the buyer's earnest money deposit and closing funds, seller's documents and deed, lender's loan proceeds, and other transaction-related funds until closing is complete. Once all parties have fulfilled their obligations and the deed is recorded, the escrow agent disburses the funds according to the settlement statement. This protects both buyers and sellers by ensuring no money or property changes hands until all conditions are met.

What is the difference between owner's title insurance and lender's title insurance?

Owner's title insurance protects the buyer's ownership interest in the property for as long as they own it. It covers the full purchase price and protects against title defects, liens, and ownership claims. Lender's title insurance protects the mortgage lender's interest in the property and is required by most lenders for financed purchases. It covers the loan amount and decreases as the mortgage is paid down. While lender's title insurance is mandatory for financed purchases, owner's title insurance is optional but strongly recommended to protect your investment.

How do I protect myself from wire fraud?

Wire fraud is one of the biggest risks in real estate transactions. To protect yourself, never send funds based on emailed wire instructions alone, always verify wire instructions by calling the title company directly using a known phone number from their website or business card, do not use phone numbers provided in emails, send a small test wire first and confirm receipt before sending the full amount, be suspicious of last-minute changes to wire instructions, and work with a title company that uses secure communication methods and verified wire protocols. At Shield Title & Escrow, we provide verified wire instructions through secure channels and confirm receipt of all funds before closing.