Title Insurance Basics for Fort Lauderdale Buyers

Buying a home in Fort Lauderdale should feel exciting, not stressful. Yet the final stretch of a purchase can surprise buyers with new terms, fees, and decisions about title insurance. You want a smooth, secure closing and clear ownership on day one. This guide breaks down what title insurance does, how Broward closings work, what it costs, and the local red flags to watch so you can move forward with confidence. Let’s dive in.

Owner’s vs. lender’s title insurance

What each policy covers

Owner’s and lender’s title insurance are two separate policies with different beneficiaries. An owner’s policy protects your equity and ownership rights from covered defects that existed before you bought the home but were unknown at closing, such as forged documents, undisclosed heirs, or prior liens. A lender’s policy protects the lender’s mortgage interest and the priority of that lien. It does not protect your equity.

How long coverage lasts

An owner’s policy is a one-time purchase that stays in place as long as you or your heirs have an interest in the property. A lender’s policy lasts only while the mortgage is outstanding. If you refinance, your new lender will usually require a new lender’s policy.

What is not covered

Both policies include standard exceptions and exclusions. Matters known to you but not disclosed, zoning or building code issues without an endorsement, and off-record claims like unrecorded easements are often excluded. Survey-related items such as encroachments or boundary disputes are typically not covered unless you obtain specific survey or boundary endorsements.

Endorsements to consider in Fort Lauderdale

Endorsements narrow exceptions and tailor protection to local risks. For Broward County purchases, you may want to consider:

• Survey or boundary endorsements to address encroachments or fence/driveway overlaps.
• Access or ingress/egress endorsements to confirm legal access.
• Condominium or HOA assessment endorsements, especially for condo and townhome purchases.
• Mechanics’ lien coverage if recent work was completed.
• Zoning or building permit endorsements if you have specific use plans.

These add to the premium but can close important gaps. Ask for a sample owner’s policy and review the exceptions section of your title commitment before deciding.

Closing customs in Broward County

Who handles your closing

In Florida, licensed title companies or settlement agents typically manage residential closings. They coordinate the title search, escrow, payoffs, recording, and final policy issuance. If you are relocating or seasonal, you can often close at a local office or use a mobile or remote closing process. Florida allows remote online notarization under current rules, which many out-of-state buyers use.

Who pays what in South Florida

Closing costs include title insurance premiums, title and settlement fees, recording fees, documentary stamp taxes on the deed, intangible taxes on new mortgages, lender charges, and prorations for items like property taxes or HOA dues. Who pays the owner’s title policy is negotiable in your contract. In many South Florida resale transactions, sellers often pay for the buyer’s owner’s policy, but this is not universal. Confirm the contract language early so the settlement statement matches your agreement.

Timeline and what happens

After you sign a contract, the title company orders a search and issues a title commitment. This document lists the requirements that must be met to issue the policy and the exceptions that will not be covered. For financed purchases, plan on a 30 to 45 day timeline, depending on lending milestones, inspections, and any curative work. The title agent coordinates payoffs, estoppel letters for condos or HOAs, surveys, and lien clearances. After closing documents are recorded with the county, final policies are issued.

Remote closings and wire-fraud safety

Remote and mobile closings are common in Broward, especially for relocating buyers. With any closing, protect your funds from wire fraud. Always verify wiring instructions with your title company by calling a phone number you know is correct, not one supplied by an email. Do not rely on emailed instructions alone. Confirm account numbers and recipient names in writing via secure channels.

What title insurance costs in Fort Lauderdale

How premiums are calculated

Title insurance premiums are one-time charges paid at closing. The owner’s policy premium is typically based on the purchase price. The lender’s policy is based on the loan amount. Florida uses filed or regulated rate structures, and title companies can provide written quotes tailored to your price point and loan.

Endorsements and discounts

Endorsements add cost but may be worth it based on your risk profile. Ask your title agent about reissue or simultaneous issue credits if a prior policy exists or if owner’s and lender’s policies are issued together. These credits can reduce the total premium.

Other closing fees to expect

Expect additional line items for title search and exam fees, settlement or closing fees, courier and wire fees, and notary costs. County recording fees, documentary stamp taxes on the deed, and intangible taxes on a new mortgage are standard governmental charges and will appear on your settlement statement.

How to get an accurate estimate

Request a written estimate that separates the owner’s and lender’s premiums, endorsements, settlement fees, and government charges. Ask how quickly final policies will be delivered after recording and whether any portion of fees are refundable if your transaction does not close.

Local title red flags to watch

Condos and HOAs

Fort Lauderdale has many condo and HOA communities. Association assessment practices and lien rights can affect your closing. Obtain estoppel letters, budgets, rules, and any litigation disclosures early. Consider a condo or HOA assessment endorsement so you understand what assessments are covered.

Surveys, easements, and waterfront issues

Older or infill parcels may have complex easements or access rights. Many Broward properties sit in flood zones or have drainage easements. If you’re near the water, confirm access rights, seawall status, and any shoreline-related restrictions that might appear in the chain of title. A current survey or survey endorsement helps surface encroachments and boundary issues before you sign.

Taxes, liens, and probate

Watch for unpaid property taxes, judgment liens, or unreleased prior mortgages. Inheritance issues can also cloud ownership if a prior owner passed without clear conveyance. Your title search should flag these items. The title company may need extra time for curative steps, such as obtaining lien releases or probate documentation.

Short-term rental and use restrictions

If you plan to rent the property seasonally, review HOA or condo documents and local codes for rental limits, registration requirements, or minimum lease terms. Use restrictions can affect your plans and may appear in recorded covenants.

Your step-by-step game plan

• Order title work right after contract acceptance so you have time to review and cure issues.
• Read the title commitment closely. Focus on the requirements and the exceptions sections, and ask the title agent to explain anything unclear.
• Decide on endorsements that match your property type and plans, such as survey, access, or condo/HOA assessment coverage.
• Confirm who pays the owner’s policy and closing fees in your contract so the settlement statement matches expectations.
• Verify wiring instructions by phone using a known number and confirm details in writing through a secure portal.
• If buying a condo or HOA property, request estoppel letters, rules, minutes, budgets, and any special assessment details early.
• Obtain a recent survey or confirm acceptable survey coverage through endorsements. Do not skip this step if lot lines or improvements are in question.
• Ask the title company about the issuing insurer, financial ratings, available discounts, estimated premiums, and policy delivery timeline.
• Clarify how curative work will be handled if defects arise, including who coordinates releases and how it may affect timing.

Work with a trusted local guide

A clear path to closing starts with the right team. You deserve advisors who anticipate issues, explain your options, and safeguard your funds. If you are relocating or purchasing a seasonal home in Fort Lauderdale, a local, high-touch approach can make all the difference. For guidance on contract strategy, title timelines, and which endorsements fit your plans, connect with the Abbie Homes Group. We advocate for buyers, streamline relocations, and coordinate a seamless handoff with reputable title partners.

FAQs

What is owner’s title insurance for Fort Lauderdale buyers?

• It is a one-time policy that protects your equity and ownership rights against covered, pre-existing title defects such as forged documents, undisclosed heirs, or prior liens.

Do I need an owner’s policy if my lender requires title insurance?

• Yes, because a lender’s policy protects only the lender’s mortgage interest; an owner’s policy protects your ownership and potential financial loss.

How are title insurance premiums calculated in Broward County?

• Owner’s premiums are based on the purchase price, lender’s premiums on the loan amount, with added costs for endorsements; your title company can provide a written estimate.

Who usually pays for the owner’s policy in Fort Lauderdale?

• It is negotiable; in many South Florida resale deals the seller often pays, but this is not universal, so confirm your contract terms early.

Can I close remotely on a Fort Lauderdale home?

• Yes, Florida allows remote online notarization and many title companies support secure remote or mobile closings for out-of-area buyers.

What should I look for in the title commitment before closing?

• Review the requirements that must be cleared and the exceptions that will not be covered; ask about endorsements to address survey, access, or HOA risks.

How can I avoid wire fraud when sending closing funds?

• Call your title company using a verified number to confirm wiring instructions, avoid acting on emailed changes, and use secure portals for final confirmations.