Hidden Title Issues That Can Derail a Multi-Million Dollar Closing
Every detail matters when you’re closing on a multi-million dollar property in South Florida. The home is pristine, the view is perfect, and the terms are agreed to—but one hidden issue in the title or lien history can bring everything to a halt. These aren’t problems you’ll catch with a casual glance at a title report. They’re deeper, often overlooked issues that require thorough legal review and careful due diligence before any deal is finalized.
If you’re buying or selling high-end real estate, Never Close Alone. It’s not just about making sure the numbers add up. It’s about ensuring the title is clean and the property is genuinely ready to transfer without future legal headaches.
What Your Title Search Might Miss
A standard title search can confirm ownership and uncover common issues like recorded mortgages, easements, or judgments. But in high-dollar transactions, that’s often not enough.
For example, unreleased mortgages are a frequent problem in South Florida. If a prior lender never filed a satisfaction of mortgage, it can appear as though a loan is still outstanding, even if it was paid off years ago. This can delay closing or lead to extra costs and legal work to clear the record.
Then, there are forged or fraudulent documents. These don’t always raise red flags in a basic title review. A forged deed from decades ago could still be sitting in the chain of title, affecting the validity of current ownership. And in high-value transactions, fraud is more common than most people realize.
Another risk is the presence of undisclosed heirs. This is especially common when a property is inherited. If someone had a legal claim to the estate and was never notified or properly excluded, that person could challenge ownership, even after a sale. These cases are rare, but when they happen, they can result in expensive litigation that ties up the property for months or years.
Why a Lien Search Is Just as Critical
A clean title report doesn’t mean the property is free from financial obligations. That’s why a municipal lien search is just as important. These searches uncover debts that don’t appear in a traditional title search.
Unpaid utility bills, like water and sewer balances, often become liens against the property. Still, they typically won’t appear unless a separate lien search is done. In some municipalities, even something like unpaid dog license fees can turn into a lien.
Another hidden issue is code violations or unpaid city fines. If there’s an open violation for something as minor as a broken fence or an unpermitted addition, the buyer can inherit that liability.
Without a lien search, these issues often emerge late in the closing process—when insurance policies are already drafted, funds are scheduled to transfer, and timelines are tight. At that point, delays cost money, and any renegotiation could put the entire transaction at risk.
If you’re buying or selling a luxury property in South Florida, don’t assume your title company has uncovered every issue. A complete legal review—including a lien search—is the only way to protect your investment and ensure a smooth closing.
Contact the Law Offices of Jacqueline A. Salcines, PA, today to work with a law firm that understands the stakes in high-end real estate.
