Complex closings

Foreign sellers, entity buyers, remote parties, tight deadlines.

These files fail on details found too late: a withholding nobody planned for, a signer without authority, an affidavit missing at the table. We look for them the day the file opens.

Open a complex file

What we handle

What makes a file complex, and what we do about it.

Each of these adds documents, approvals or deadlines that have to be in place before closing.

International

International parties Identification, document execution abroad and funds from overseas, planned around the closing date.

Remote execution

Remote parties & signing Remote closing or Remote Online Notarization, arranged before closing day.

Investors

Investor transactions Repeat buyers, entity vesting, investor financing and 1031 timing, run the same way every time.

Ownership

Entity-owned property LLCs, corporations and trusts: we confirm the entity’s status and who is authorized to sign.

Timing

Deadline-sensitive files Title, payoffs and signing scheduled back from the closing date, with open items flagged early.

Coordination

Multi-party transactions Several lenders, attorneys, associations or payoffs, tracked as one list of open items.

The rules that catch people

Known requirements, planned for in advance.

Some files carry federal or Florida requirements on top of the closing itself.

1031

1031 exchanges We work with your qualified intermediary so the sale and purchase close inside the exchange deadlines.

Start 1031 coordination

International seller

Foreign sellers (FIRPTA) When the seller is a foreign person, federal law generally requires 15% of the sale price to be withheld for the IRS, unless an exemption or an IRS withholding certificate reduces it. We identify it when the file opens so it is planned for, not discovered at closing.

Condo

Condo milestone & SIRS disclosures Condo sellers must give buyers the milestone inspection summary and the structural integrity reserve study, and missing documents can give the buyer a right to cancel. We request the association’s estoppel certificate early so dues and special assessments are settled at closing.

Entity cash buyer

FinCEN reporting (on hold) FinCEN’s rule requiring reports on cash purchases by LLCs and trusts was vacated by a federal court in March 2026. No reports are due while that order stands, but the government has appealed, so we track it for entity buyers.

Entity request

Florida LLC requests Buying through a new Florida LLC? Request the formation here, before the closing documents are drawn.

Request a Florida LLC

Seller fraud

Remote and foreign sellers are also what fraudsters imitate.

Fraudsters pose as owners of vacant, absentee-owned or non-homestead property, usually pushing for a fast cash sale, mail-away signing and no video call. Some build fake title company websites to take the deposit.

Tell us early

If a seller is remote, won’t appear on video, or is pushing for speed on a vacant-land or cash deal, tell us at contract so identity is checked before anything is signed.

Verify who you wire

Confirm our wire instructions before sending funds, and check our listing in the Florida Land Title Association member directory before trusting any title company website.

Watch your own property

Most Florida county clerks offer free alerts when a document is recorded in your name. Owners of vacant land or second homes should sign up.

Find your county’s property fraud alert

Start at contract

The earlier we see the file, the fewer surprises at closing.

Open it securely online, or describe the deal and the closing team will follow up.