Are you looking for a real estate closing lawyer in Davie, FL?
At Loshak Law PLLC, we are trusted real estate closing lawyers serving clients across Davie and the surrounding area.
If you are buying or selling property in Davie, the paperwork at closing has to match what is actually on the land. Our Davie, FL real estate closing lawyer reviews the survey, the well and septic records, and the town’s lien search before your money moves.
Loshak Law PLLC closes purchases, sales, and refinances for buyers, sellers, and lenders. We also issue title insurance as an authorized agent. Contact us to schedule a consultation.
Real Estate Closing Lawyer Davie, FL
A real estate closing attorney handles the last stage of a sale. That means the title search, the payoffs, the settlement statement, and the deed. On an acreage property it means more. Someone has to read the survey, check whether the town permitted the barn, and ask where the drainfield sits.
About 107,900 people live in Davie, spread across roughly 35 square miles. The Town of Davie keeps more than 165 miles of trails through its equestrian neighborhoods. Lots here are larger than in most of Broward. A closing on one of them raises questions a condominium closing never does. Davie also kept agricultural zoning in places the rest of the county gave up decades ago. That zoning shapes what a buyer may build and keep on the land.
Types of Real Estate Closing Cases We Handle in Davie
Davie has ranch properties with barns, subdivision homes on town utilities, and everything between. Our real estate closing attorneys handle the transactions below.
- Acreage and equestrian property. Barns, paddocks, and fencing often sit close to a property line, and sometimes across it. We compare the survey to what is actually on the ground and tell the buyer what the zoning allows in the way of horses and outbuildings. Fence lines rarely match the legal boundary exactly.
- Wells and septic systems. A house on a well and septic needs a different inspection than one on town water. We ask for the permit history, confirm the system’s location, and make the contract depend on a satisfactory inspection. A failed drainfield becomes the buyer’s problem the day after closing.
- Unpermitted structures. Sheds, additions, and enclosed patios often turn up without permits. Open or missing permits stay with the property after the sale, so we identify unpermitted structures early and negotiate who fixes them.
- Buying a neighboring parcel. Owners on large lots sometimes buy the parcel next door or divide what they already have. Splitting a parcel takes town approval, and the closing has to fit that timeline.
- Purchase closings. We represent buyers from the signed contract through recording, and we pull the town’s permit history for the house and every outbuilding. Anyone weighing whether buying a Florida home calls for an attorney should look at the contract deadlines. Those dates, not the closing date, decide what a buyer can still walk away from.
- Sale closings. Sellers need payoff letters, a deed, and a net figure they can count on. We prepare each item and report the sale on IRS Form 1099-S. Utility and lien balances come off the proceeds at closing.
- Refinance closings. A refinance pays off the old loan and records a new one. We review the loan documents and confirm the prior lender releases its mortgage.
- Title insurance. We search title, clear the underwriter’s requirements, and issue the owner’s and lender’s policies after recording.
- Land use and zoning. Zoning decides whether a buyer can keep livestock, build a second structure, or operate a business from the property. We confirm it before closing.
- Commercial real estate. Commercial closings add tenant estoppels, lease assignments, and lender conditions on the borrowing entity. We coordinate those documents with the closing itself.
Why Choose Loshak Law PLLC as My Real Estate Closing Lawyer in Davie, FL?
Due Diligence Built Around What You Plan to Do With the Land
Buyers rarely want a Davie property just for the house. They want room for horses, a workshop, a second home for a parent, or a business operated from the back of the lot. Each of those plans depends on something we can check before the contingency period ends. Zoning and lot size. The septic system’s capacity. Whether an easement crosses the driveway. Whether the last owner’s addition ever got a permit. We ask what you plan to do first, then build the due diligence around the answer. That is the difference between a closing agent processing paperwork and a real estate lawyer in Davie, FL handling the file. We have closed purchases, sales, and refinances for clients throughout Broward County.
Our Founder Handles the Legal Side of the Closing
Brandon F. Loshak founded Loshak Law PLLC after practicing at one of the country’s largest law firms. His work covers real estate, land use, and business transactions, which is the combination an acreage closing tends to need. Mr. Loshak is admitted in Florida and Texas and holds an AV Preeminent rating from Martindale-Hubbell. He also earned his J.D. at St. Thomas University School of Law.
Understanding Real Estate Closing Cases
What Are Important Aspects of a Real Estate Closing Case?
Start with the survey. On larger lots, fences and barns move over the years, and the neighbor’s shed sometimes ends up on your side of the line. A current survey shows the encroachment while the contract still gives the buyer a way out.
Wells and septic systems come next. The buyer should know the age of the system, where the drainfield sits, and whether the town has records of a repair.
Access deserves a look as well. Some Davie parcels reach the road through an easement rather than their own frontage. The easement language decides who may use the driveway and who maintains it. A landlocked parcel without a recorded easement is a title problem, not an inconvenience.
Agricultural classification is its own question. A buyer who wants to keep it should ask the county property appraiser what that takes, because it does not always transfer automatically.
Then there is the town’s lien search. Davie issues an estoppel letter with every lien search, and that letter shows open violations, unpaid balances, and expired permits before closing rather than after.
What Is The Real Estate Closing Case Timeline?
The contract sets the closing date, and the steps below happen before it. On acreage, the survey and the inspections set the pace, not the lender.
- Both sides sign the contract, and we open the file.
- We order the title search and request the town’s lien search and estoppel letter.
- The buyer orders the survey and, on a well and septic property, the system inspections.
- The title commitment arrives. We clear its requirements and request payoffs.
- The lender issues loan documents, and we prepare the settlement statement.
- The parties sign, we disburse funds, and the deed and mortgage go to the county.
What the Closing File Should Contain
We build the same file on every purchase, and each document answers a question that would otherwise surface after closing.
- Survey: Current, signed, and sealed, showing structures, fences, and easements.
- Lien search and estoppel letter: The town’s record of violations, balances, and permits.
- Permit history: What the town shows for the house and every outbuilding.
- Well and septic records: Permits, inspection results, and any repair history.
- Easement documents: Recorded access or utility easements that affect the driveway, the fence line, or the back acreage.
- Title commitment: The underwriter’s requirements and the exceptions the policy will not cover.
- Payoff letters: The exact figure each lender needs, good through the closing date.
- Settlement statement: Price, credits, prorations, payoffs, and the net to each side.
What Should You Bring to Your Real Estate Closing Consultation?
Bring whatever you already have. Once we know the address and the contract terms, we can order most of the rest ourselves.
- The signed contract and every addendum
- Any survey you already have, even an old one
- Your mortgage statement, if you are selling or refinancing
- Permit paperwork for work done on the property
- A short description of what you plan to do with the land
We will tell you which of those items we can order for you and which ones the seller has to produce.
Davie Lien Searches and Local Closing Resources
Two of these three checks come from the town and one comes from the state. We request the town items as soon as both sides sign the contract.
- Town lien search: Davie processes an estoppel letter with every lien search. The letter covers open violations, unpaid utility balances, expired permits, special assessments, and payoff amounts.
- Permit lookup: The Building Division’s portal lets anyone search permits by address without an account.
- Septic permitting: Florida’s onsite sewage program sets the rules for septic system permits, repairs, and inspections.
Reach Out to Loshak Law PLLC to Schedule a Consultation
Tell us what you want the property to do, and send the contract as soon as both sides sign it. We will order title, request the town’s lien search, and give you the dates that matter. Loshak Law PLLC represents buyers, sellers, and lenders throughout Broward County. Contact us to schedule a consultation with our Davie real estate closing lawyer.
