Real Answers, Not Boilerplate
The questions every buyer and seller actually asks us.
No legal jargon, no vague “call for details.” These are 21 real questions clients bring to our office most often before closing day.
Know Before You Sign
Costs & fees, explained straight.
The question everyone actually wants answered first — what is this really going to cost, and who pays for what.
How much does title insurance actually cost?+
Florida sets title insurance rates by state statute, based on your purchase price — it isn’t something any title company can mark up. There are also credits available to buyers in certain circumstances. Contact our office and we’ll get you a real, written quote.
Prefer it laid out in writing before you call? Get your itemized closing-cost estimate.
Who pays the title insurance premium — buyer or seller?+
It depends on your contract. Your purchase and sale agreement should state who’s responsible for the premium — buyer or seller — so there’s no ambiguity by the time you reach the closing table.
What exactly counts as “closing costs”?+
Closing costs vary by transaction type. Common closing costs include:
Broker / real estate agent related- Commission
- Broker processing fees
- Survey cost
- Appraisal cost
- Credit report fee
- Flood certification fee
- Origination charge
- Homeowner’s insurance
- Flood insurance
- Reserve payments for taxes and insurance
- Mortgage insurance
- Lender title insurance premium
- Lender title insurance endorsements
- Title insurance premium
- Settlement charges
- Estoppel fee
- Tax and lien search
- Title search
- Legal fees
- Recording fees
- Documentary stamps / transfer tax
Who actually pays for closing costs — buyer or seller?+
It depends. Lender-related fees, when they apply, are generally paid by the buyer/borrower — but your specific contract determines exactly who pays for what. Want it itemized before you sign anything? Get your closing-cost breakdown and we’ll walk you through it, line by line.
Your Schedule, Protected
Timing & scheduling questions.
The second thing people worry about — will this actually happen on the date we agreed to.
How long does it actually take to close?+
It depends on your specific file — there’s no single answer. If title is clear and the buyer is paying cash, our office can often close fairly quickly. Every file is unique, and we keep you posted on timing throughout, not just when there’s a problem to report.
I can’t be present on the scheduled closing day. What happens?+
Let our office know as early as possible and we’ll accommodate your schedule. In many cases, we can arrange for you to sign your documents ahead of the closing date so the transaction doesn’t get delayed. If you’re out of town or can’t travel, we can coordinate a mail-away closing so your documents are signed and delivered by mail.
I’m financing with a mortgage. Does that change my timeline?+
Usually, yes — closings involving a loan generally take a bit longer than cash purchases. Your lender sends our office a closing package with specific instructions that have to be satisfied before closing, and we coordinate directly with them to keep things moving.
Do I need a survey, and could that slow things down?+
For most closings, yes — a survey is required to obtain title insurance. (Purchasing an individual condo unit is a common exception.) Lenders typically want a survey completed within six months of your closing date, even if one already exists, so it reflects the property as it stands today — including anything like a new fence or driveway.
What Actually Happens
The closing day: what to expect.
So nothing on the day itself catches you off guard.
What actually happens at a closing?+
A closing is the point when your sale is ready to be completed — typically held at our office. The final documents are reviewed by everyone involved, signed as required, and funds are disbursed.
Who will actually be in the room?+
It varies by transaction, but a closing can include the buyer, the buyer’s sales associate, the seller (or builder), the seller’s sales associate, the lender or their representative, and our closing agent. With everyone’s schedules today, it’s common for buyer and seller to close separately rather than in one joint meeting.
What do I need to bring with me?+
Valid photo identification — a driver’s license or passport are the most commonly accepted. If your specific file needs anything else, your closer will tell you ahead of time so there are no surprises that morning.
What’s a HUD or settlement statement?+
It’s the standard form itemizing every fee charged to buyer and seller. Before we ever get there, our title search checks the public record for issues that could complicate your file, including:
- Construction liens
- A misspelled property address on a deed
- An unrecorded mortgage lien repayment
- A signed deed that was never properly recorded
- An improperly recorded easement
- Unpaid property taxes
- A failure to transfer rights from a former owner
- A pending lawsuit over ownership of the property
If we find something, we require it resolved before you ever get to the closing table.
What types of payment do you accept?+
To make sure funds are verified and available on closing day, our office only accepts wire transfers.
Do I need a home inspection?+
It’s not required, but we strongly recommend it. An inspection tells you the real condition of the property before you commit, and many contracts allow you to require the seller to fix issues it turns up. You typically have the right to cancel during your contract’s inspection period if something serious surfaces.
The Fundamentals
Title insurance & protection basics.
The background questions worth understanding, even if they’re not urgent today.
What is title insurance, really?+
Title insurance protects an owner or lender against financial loss from problems with a property’s title — undisclosed liens, encumbrances, defects, an unmarketable title, or no legal right of access to the land. Your coverage amount typically equals the sale price of the property. Unlike most insurance, it protects you against problems rooted in the property’s past, not the future.
What is a title insurance company, and what do they do?+
A title insurance company is licensed by the state to issue title insurance, and a representative from that company typically also serves as the closing agent for the transaction — which is exactly the role we play for our clients.
What is a “closing agent”?+
A closing agent is the neutral party who coordinates your sale or refinance — preparing the settlement statement, making sure every document is properly executed and recorded with the county, and disbursing funds correctly under your contract and Florida law. When a lender is involved, we coordinate directly with them on everything they need for closing.
Why do I actually need title insurance?+
For most people, a home is their single biggest asset — it deserves real protection. Before closing, we search the public record for existing claims or defects and require any issue resolved first. If a title problem still surfaces after you own the property, your title insurer defends you against it or reimburses your loss, up to your policy amount.
How should I hold the title?+
There are several ways to hold title in Florida — tenants in common, tenants by the entirety, a life estate, joint tenants with right of survivorship, in trust, or through an entity like a corporation, partnership, or LLC. This is worth an actual conversation, not a guess — talk with one of our real estate attorneys about what fits your situation.
What is a property survey?+
A survey is a map of your property’s boundaries and physical features — the house, sheds, fences, and any easements — including whether any part of the property encroaches on a neighbor’s, or vice versa. It gives everyone in the transaction a clear, accurate picture of exactly what’s being bought and sold. In Florida, only a licensed professional surveyor can perform one.
What is an estoppel letter, and when do I need one?+
You’ll need one if the property is part of a condo or homeowners’ association. It confirms the current monthly maintenance and assessment amounts, discloses any violations, and states whether the seller’s association account is paid up to date or in arrears.
Still Have Questions?
We’d rather answer it than have you guess.
If your question isn’t here, call us — a real person will walk you through it in plain language.
Hollywood, FL 33021
Saturday & Sunday, closed
Whether you’re mid-contract or just starting to compare title companies, we’re happy to talk through your specific file before you commit to anything.