The Various Ways You Can Take Title In A Real Estate Transaction

Wondering how you might take title when you buy your new home? If you’re single or divorced, you’d obviously have sole ownership. But if you’re married or in a relationship, or have a living trust, there are several options. The exact language varies by state although the concepts are similar. In Florida, here are the most common ways your deed might read:

Taking Title In A Real Estate Transaction

Tenants in common. This is the legal entity the courts assume if the deed is otherwise silent. This means if there are two people taking ownership and one dies, that person’s half goes to his probate heirs, not directly to the other owner. If there are three owners, each actually owns a third, four owners a quarter, and the like.

Joint tenants with rights of survivorship. In the case of a death, this deed give the surviving owner the entire property. So if there’s a non-married couple with kids from prior relationships and one passes away, his or her share automatically goes to the remaining partner. As the new sole owner, that person can later choose to leave the home to anyone they wish– excluding their late partner’s children if they desire. (This is the reason couples on second marriages often choose tenants in common for their deeds together.)

Tenancy by the entireties. This can only be used for people who are legally married. Similar to joint tenants with rights of survivorship, each party owns 100%, so if one passes away the property automatically goes to the other. Unlike with JTWROS, however, if a judgment is entered in court against only one of the owners, it cannot become a lien on the property.

Trust. A trust can also take title to a property. This is typically recorded on the deed as “Jane Smith, Trustee of the Jane Smith Trust dated August 1, 2016.” This can be useful for an older person whose home is their main asset, because they can avoid probate; the successor trustee steps in as the owner upon the person’s death. This has to be done carefully, though, because I have seen people have problems selling their home in a trust because no trust was in legal effect when the property was purchased–or worse, the trust (a document drafted by a lawyer and not filed with the court) cannot be found.

If you’re looking to buy or sell a home, Contact us by email or call the Law Office of Gary Landau at 954-979-6566 for a FREE consultation. Gary Landau personally returns all calls to him.

What an Attorney Does That a Title Company Doesn’t

attorney vs title companyYou’re about to purchase a new home or sell your old one, and you wonder whether you need an attorney or can “get away” using only a title company (as your Realtor may tell you). For little to no extra cost and much peace of mind, using an attorney to handle your closing usually makes a lot more sense.

For most people, the home is the most expensive asset you own. If you were buying or selling a business for the same price, you wouldn’t think twice about hiring an attorney. In real estate transactions, it makes even more sense to bring in a lawyer because in many cases the title company’s fee may not be any lower.

What you get when you hire an attorney over a title company is someone who not only handles the paperwork for your closing, but who also looks out for your legal interests. A title problem pops up during the process? An attorney can quickly clear it up. Get into a dispute about what furniture the seller is supposed to leave behind? An attorney can interpret the contract to see what you’re entitled to, then help you enforce your rights. See charges on your closing disclosure form you wonder about? An attorney carefully evaluates all charges to make sure you are legally bound to pay them—important because people often try to slip in extra fees hoping you won’t notice.

If you are buying a house in Broward County or selling one in Palm Beach County (the customs differ), you are generally the one who chooses the title insurance provider/closing agent. If you select an attorney, you get legal representation for a price similar to a title company’s, which doesn’t come with that representation. Attorneys also tend to be more thorough; I have been involved in many deals where the title company doesn’t do a complete city lien search, for example, claiming that is outside the scope of their job. This means if the home has outstanding permits, you may not know it until after you close.

What’s more, I have saved clients hundreds or thousands of dollars because I contested charges they did not legally have to pay. So even if the other side chose the closing agent and they hired me additionally, the savings often more than paid my fee.

In the state of Florida, the convention is to present an offer in the form of a signed contract. Here again, involving an attorney makes smart business sense. For a client that plans to hire a lawyer as their closing agent, many attorneys will review the initial contract for no extra fee. To keep that contract from being binding before the lawyer sees it, be sure to write “subject to attorney’s review within three business days” into the contract you are presenting as your offer. Then get it to an attorney right away, so he or she can be sure you are well protected.

Contact the Law Office of Gary M. Landau for a free estimate the next time you find yourself buying or selling your home.

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What happens at a real estate title closing?

Two Businessman Shaking HandThe closing is the final step before you buy or sell your home. At the closing, all parties review and sign documents related to the mortgage loan and purchase. Many of these documents, especially the important HUD statement, which details all the fees, costs and charges, are distributed in advance of the closing, so all parties should be familiar with that. Other documents, especially those from a mortgage lender, most of the time are not distributed beforehand. Some of these are very important documents which should be thoroughly reviewed before signing.

At the closing, money also changes hands. Realtors bring a check for any extra money they are holding above the commission that is owed them. Buyers must send a wire transfer to Gary M. Laudau Trust Account (if I am the closing agent) for the amount they still owe. If there is any dispute, some money may be held in my escrow account until it is resolved. The sellers get a check for the profit on the house, the buyers gets the keys to their new home, and the deal is complete.

WHO PAYS WHAT?

Although the contract for any deal may stipulate that one party or another pays specific fees, certain fees are routinely allotted to one side or the other. This differs somewhat for Miami-Dade, Broward, and Palm Beach counties. The following is a sample of standard costs typically assigned each party in real estate transactions in Broward County.

Buyer’s costs:

  •  Title Insurance; this varies based on the price of the property.
  •  Simultaneous lender’s policy (if you are getting a mortgage).
  •  Survey of property (if it is a home).
  •  Recording Fees: Deed, Doc stamps on mortgage (if applicable), Mortgage (if applicable), Intangible tax on mortgage (if applicable), Condo approval (if applicable).
  •  Recertification
  •  Flood/hazard insurance (must be prepaid with evidence that you have done so)) .

Seller’s costs:

  •  Real estate brokers’ commissions (if applicable).
  •  Title abstract or update.
  •  Doc stamps on deed.
  •  Document preparation fee by attorney or other closing agent.
  •  Recording of satisfaction of mortgage.

 

Hiring a real estate attorney to handle a title closing of a transaction ensures that both the buyers’ and sellers’ legal rights are protected. A real estate attorney knows the latest laws and can handle the intricacies of any type of transaction.

If you are buying or selling a property, give the associates at Gary Landau, PA a call at (954) 979-6566.