Property Title Searches in Miami, Florida
It’s no wonder that seven of the top 10 fastest-growing US cities in 2022-2023 are all located in Florida, according to US News &World Report. With sunny skies yearround and a vacation-like atmosphere, the Sunshine State is projected to acquire 845 new residents per day through April 2025. Within the next eight years, Miami-Dade county alone is expected to have more than 1.6 million residents. With such an incredible growth rate, it’s clear the Florida real estate market will remain strong All the more reason to become familiar with Florida title!
What Services are Included in a Miami Property Title Search?
ProTitleUSA offers a multitude of products specific to Florida, all at a reasonable cost. The standard report will search the county’s property records and provide the property’s tax status and assessment information. Should there be delinquent taxes, the report will include the amount presently due including interest. Typically in Florida, when taxes are delinquent, they are sold to a certificate buyer. Our report will include the amount to redeem the certificate. Deeds showing ownership, open mortgages, judgments and liens are also provided. Just provide us with the subject address and leave the rest to us.
O&E Report (Current Owner Search)
An O&E report is a standard property search on just the current owner(s). Title deeds, mortgages, judgments and liens found by the current owner’s name are provided in addition to property specific liens. The tax status and assessment information for the property are also provided.
Two Owner Search
A Two Owner Search provides everything that is included in the O&E Report, but it also includes deeds, mortgages and judgments pertaining to the prior owner of the property. Should a foreclosure be present in the chain of title, all supporting documents related to the foreclosure will be provided.
30-Year Title Search
A 30-Year Title Search provides everything that is included in the Two Owner Report, but it also includes a search of everyone who has owned the property over the 30-year time frame.
Florida Title Search Pricing
Type of Search
O&E Search (Residential)
Two Owner Search (Residential)
30-Year Search (Residential)
Liens on a Property in Miami
It’s worth noting that liens in Florida can be tricky, especially in Miami. For starters, the lien doesn’t even need to be recorded in the county’s records. It’s common for municipal liens to be filed with the municipality. Unrecorded liens won’t appear on a standard title search which is why ProTitleUSA offers an Unrecorded Lien Search. This service will search unrecorded municipal liens, citations, building violations, Miami’s foreclosure registry and code enforcement liens.
Speaking of code enforcement liens, did you know that they can cross-attach to all properties owned by the debtor? While the document will note that it’s imposing a lien on a specific property, it will also attach to any other properties that the debtor owns within Miami Dade county.
Florida is also one of the 20 or so states that are considered “super lien” states. Generally, lien priority is determined by the lien’s recording date. As the saying goes, “first in time, first in right.” Lien priority is especially important when dealing with foreclosures. If a senior lien forecloses, it will wipe off junior liens from the property. On the other hand, if a junior lien forecloses, the foreclosure is subject to any prior liens. The exception occurs in HOA Super Lien States. An HOA super lien automatically gives the lien priority over other liens no matter when it was recorded. This means that a Florida HOA lien would take priority over even an older, first position mortgage.
Examples of Tricky Liens in Miami
Continuing on with our lien discussion, you may be used to scanning the title near the top of a document to pick up keywords like “LIEN” or “VIOLATION.” But, here’s a case where the document’s title wasn’t as forthcoming. The document is called a Board Order. The first red flag is that it’s from the Environmental Quality Control Board and it contains the subject property’s address. Anything from a municipal entity should always be read thoroughly.
The document goes on to say that the homeowners had petitioned to utilize an on-site well rather than connecting to the public water supply system due to how expensive it would be to connect to the public system. The city declined the homeowners’ request, stating that “granting the variance will be detrimental to public health, welfare and safety, will create a nuisance and will materially increase the level of pollution in this county.” This left the homeowners with no option other than to connect to the public water supply but with a stipulation: the board granted the petitioners a three year extension of time for compliance.
The order states that the extension of time is not transferable to any other party, and “in the event that the subject property is sold, the new owner shall be required to connect to the public water system within six months”.
In this case, the homeowners did in fact sell the property and the new owner unknowingly inherited the costly responsibility to connect to the public water system within the six month timeframe outlined in the order. This is an important lesson to always read through documents in their entirety even if they don’t appear to be significant at first glance.
While these are just a few examples of tricky liens in Miami, Florida, they can be seen anywhere. ProTitleUSA is a company that is an expert in identifying liens in all Florida counties and townships. For your convenience, orders for title searches (both residential and commercial) can even be placed online.
Florida counties served
Alachua, Baker, Bay, Bradford, Brevard, Broward, Calhoun, Charlotte, Citrus, Clay, Collier, Columbia, DeSoto, Dixie, Duval, Escambia, Flagler, Franklin, Gadsden, Gilchrist, Glades, Gulf, Hamilton, Hardee, Hendry, Hernando, Highlands, Hillsborough, Holmes, Indian River, Jackson, Jefferson, Lafayette, Lake, Lee, Leon, Levy, Liberty, Madison, Manatee, Marion, Martin, Miami Dade, Monroe, Nassau, Okaloosa, Okeechobee, Orange, Osceola, Palm Beach, Pasco, Pinellas, Polk, Putnam, Santa Rosa, Sarasota, Seminole, St. Johns, St. Lucie, Sumter, Suwannee, Taylor, Union, Volusia, Wakulla, Walton and Washington.
Frequently Asked Questions
From Customers in Miami, Florida
“Often times I need an order within a short time frame. Pro Title has been responsive and timely. They are a great title partner. Thank you.” –JF
“Alex and team are excellent. We’ve been utilizing their various reports for several years. I’ve found their team to provide high quality data and really work with clients when larger orders are required. Alex is also extremely knowledgeable and a great resource. Thanks!” –AJ
“My company started using their services a couple weeks ago, and we have been nothing but happy with the results. They are extremely responsive and timely with their reports. We have since transferred all of our business to them.” –KK