Question 1

Do I need a real estate attorney in Florida?

Accepted Answer

Not legally — Florida does not require an attorney to close on residential property, and most commercial closings can technically proceed without one. But the realtor, lender, and title company each have their own interests in the deal. Only an attorney represents you. For commercial transactions especially, the contract, title, survey, and financing issues are too consequential to handle without counsel who is loyal to your position alone.

Question 2

How much does an attorney-led closing cost?

Accepted Answer

We offer flat-fee residential closings in most cases — predictable pricing scaled to deal complexity. For commercial transactions, we offer flat-fee packages for standard purchases, sales, and leases where scope is predictable, and hourly engagements with clear scope for complex deals (multi-property portfolios, joint ventures, ground-up development). We quote at the consultation before any engagement.

Question 3

How long does a Florida real estate closing take?

Accepted Answer

Residential: typically 30–45 days from a fully executed contract, mostly governed by the buyer's financing timeline. Commercial: typically 45–90 days, longer when financing is complex, due diligence reveals issues, or entitlements must align. We map out a closing timeline at the start so you and your lender know what to expect, and we flag risk to that timeline early.

Question 4

What is the FAR-BAR AS-IS contract and is it safe to sign?

Accepted Answer

It is the standard Florida residential real estate contract used in most resales. It allows the buyer to inspect and cancel during the inspection period. AS-IS does not mean 'no recourse' — material defects the seller knew about and concealed are still actionable. We review every contract before you sign and explain which clauses matter most for your specific situation.

Question 5

Who pays which closing costs in Florida — buyer or seller?

Accepted Answer

Residential custom in most Florida counties: seller pays for the owner's title insurance policy, documentary stamp tax on the deed, and HOA/condo estoppels. Buyer pays for the lender's title policy, lender fees, recording fees, and prepaid items (taxes, insurance). In Miami-Dade and on commercial deals, allocation is sometimes negotiated. We confirm and document the allocation in the contract.

Question 6

Can you close in Spanish or Haitian Creole?

Accepted Answer

Yes. We handle full closings — contract review, disclosures, deed, and closing disclosure walkthrough — with Spanish or Haitian Creole translation throughout. We are one of the only firms in the market offering this depth of trilingual closing service.

Question 7

Can I close on a property if I am out of the country?

Accepted Answer

Yes. Florida permits remote online notarization (RON) for most residential closings. You can also sign abroad at a U.S. consulate or via a limited power of attorney to a trusted agent. We arrange all three regularly for foreign nationals and traveling buyers and sellers.

Question 8

What is an HOA estoppel and why does it matter?

Accepted Answer

If the property is in a homeowners' association or condominium, the association issues an estoppel certificate stating amounts owed and any violations. Outstanding dues become the buyer's problem at closing if not collected from the seller. We order, review, and reconcile every estoppel.

Question 9

Should I form an LLC before signing a real estate contract?

Accepted Answer

For commercial deals and most investment properties — often yes, with the right assignment language in the contract. Buying through an LLC protects your personal assets, creates clean tax-planning options, and simplifies any future sale or 1031 exchange. We routinely structure entity ownership before closing and ensure the contract permits assignment to your LLC if it is signed in your personal name first.

Question 10

What is a 1031 exchange and can you handle one?

Accepted Answer

Section 1031 of the tax code lets you defer capital gains tax when you sell investment real estate and reinvest the proceeds into like-kind property. The rules are strict: 45 days to identify replacement property, 180 days to close. We coordinate with your qualified intermediary, draft the contract assignment language, and time the closings to preserve the tax-deferred treatment.

Question 11

Do you help with environmental due diligence on commercial properties?

Accepted Answer

Yes. For commercial properties — particularly former industrial, gas station, or dry-cleaner sites — we coordinate Phase I (and where indicated, Phase II) environmental site assessments with qualified consultants, review reports, and advise on protective contract language and post-closing remediation responsibility.

Question 12

Do you represent both buyers and sellers — and both landlords and tenants?

Accepted Answer

We represent both. We never represent both sides of the same deal. Once we represent you, we are loyal to your position only.

Question 13

Can you handle real estate deals outside Miami-Dade?

Accepted Answer

Yes. We close residential and commercial transactions throughout Florida — Broward, Palm Beach, the Treasure Coast, the Keys, the Gulf Coast, and the Greater Orlando area. Our office is in Miami but our work is statewide, and remote signings are routine.

Question 14

What if something goes wrong after closing?

Accepted Answer

If an undisclosed defect or title problem emerges post-closing, our litigation team handles it without referring out. That is the advantage of working with a firm whose transactional attorneys also try cases — they draft contracts knowing how those clauses will hold up in a courtroom.

Question 15

Can you represent foreign national buyers and sellers?

Accepted Answer

Yes. We handle FIRPTA withholding compliance, ITIN applications, entity structuring for foreign ownership, and full representation through closing — including remote and consular signings. See our Foreign National Representation & FIRPTA page for the deeper version of this work.

Real Estate

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Lease negotiation and drafting

Title, closings, and deeds

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