Title problems kill deals. Undiscovered liens, ownership disputes, and recording errors can surface at the worst possible moment — right when you’re ready to close.
At Richard Rosa Law, we are title attorneys who fight for clear title so your transaction closes on schedule and your investment stays protected.
Practice Areas
An owner’s policy protects your equity in the property for as long as you own it. If a defect surfaces after closing — a forged deed, an undisclosed heir, a lien that wasn’t caught — your policy covers the cost of defense and any resulting loss. In Florida, the seller typically pays for the owner’s policy, though this is negotiable. Either way, it is essential protection for any buyer.
Virtually every mortgage lender requires a lender’s policy as a condition of financing. It protects the lender’s security interest in the property — not you as the buyer. That is why you need a separate owner’s policy as well. We coordinate both policies efficiently as part of every closing we handle.
We trace ownership history back decades, verifying each transfer is properly documented, executed, and recorded. A break in the chain — even from a transaction 30 years ago — can cloud your title today. Our attorneys conduct the examination; a licensed attorney is on the hook for the work, not a title agent who moves on to the next file.
We search for all recorded liens: mortgage liens, tax liens, contractor’s liens, HOA liens, code enforcement liens, and judgment liens. In Florida, even a small unpaid contractor lien can hold up your closing or attach to the property after purchase. We identify every encumbrance before it becomes your problem.
Finding a problem is step one. Fixing it is where most attorneys stop short. We resolve mechanic’s liens, probate and heir claims, recorded errors, breaks in chain, and satisfaction issues — negotiating releases, preparing corrective instruments, and coordinating with county recorders to deliver clean title at closing.
Florida’s construction lien law, complex recording history, and aggressive HOA rules create title defects that out-of-state and high-volume title mills routinely miss. When Richard Rosa Law examines your title and issues your policy, a licensed Florida attorney is personally responsible for that work. When issues surface — and they do — we resolve them fast so your deal stays on track.
Common Questions
In most South Florida counties including Broward, the seller customarily pays for the owner’s title insurance policy. The buyer typically pays for the lender’s policy. These are negotiable items — your purchase contract should specify who is responsible. We help you negotiate favorable terms during the contract phase.
Title insurance does not cover defects that arise after the policy date, issues discoverable by physical inspection of the property, or risks the buyer knew about before closing. That is why a thorough physical inspection and survey review are important complements to title insurance.
A standard residential title search in Broward County typically takes 3–5 business days. Complex commercial properties or properties with known title issues may take longer. We handle searches efficiently and communicate proactively about any issues discovered.
A title commitment is a document issued by the underwriter committing to issue a title insurance policy, subject to listed exceptions. Before closing, your attorney reviews the commitment, identifies any exceptions that must be cleared, and ensures all conditions are satisfied so a clean policy can be issued.
Yes — and they often do when handled by attorneys without urgency. At Richard Rosa Law, we treat every title issue as an obstacle to closing and attack it accordingly. We’ve resolved complex defects in 48 hours that other attorneys said would take weeks. When you have a deal on the line, that difference matters.
Don’t let a title problem kill your transaction. Contact Richard Rosa Law in Fort Lauderdale for a title examination and policy that actually protects your investment.
Leave your name and number and he'll text you directly — usually within the hour.
