Hollywood Title Insurance Lawyer

Are you looking for a title insurance lawyer in Hollywood, FL?

At Loshak Law PLLC, we serve clients in Hollywood title insurance matters with more than 13 years of legal experience.

If you are buying a Hollywood property from a lender or an estate, you need a title policy that covers the risks those sales bring. Our Hollywood, FL title insurance lawyer reviews the commitment with you, clears the liens and gaps in the record, and issues the owner’s and lender’s policies.

Loshak Law PLLC issues title insurance as an authorized agent and represents buyers, sellers, and lenders in residential and commercial matters. We explain what each policy covers before you close. Contact us to schedule a consultation.

Title Insurance Lawyer Hollywood, FL

A title insurance attorney examines the public record for a property and arranges the policy that protects the owner or lender against covered defects. The attorney also negotiates which exceptions stay in the policy and which endorsements the transaction needs. When a covered problem appears after closing, the attorney helps the insured make a claim. For Hollywood buyers, the work often starts with a condominium association search and a check for city liens.

Florida recorded the largest house price decline of any state from late 2024 to late 2025, according to FHFA house price data. Prices fell 2.7 percent statewide over those four quarters. Price declines can lead to more short sales and bank-owned sales. Those transactions often come with unpaid liens, missing releases, and gaps in the record.

Types of Title Insurance Cases We Handle in Hollywood

Title work in Hollywood ranges from a standard condominium resale to a tax deed purchase with years of unresolved claims. Our title insurance attorneys handle the following matters.

• Owner’s and lender’s policy review. We walk buyers through what title insurance covers and what each exception removes from coverage. We also explain why the lender’s policy protects only the lender. Buyers can then decide whether to request more coverage.
• Endorsements. Endorsements add coverage for specific risks, such as survey matters, condominium status, or access. We identify the endorsements the property needs and request them from the underwriter. Some endorsements require a current survey or a zoning letter.
• Foreclosure and bank-owned purchases. A property sold after foreclosure can still carry liens that the foreclosure did not remove. We review the foreclosure file and the record before the buyer commits. Unpaid association assessments and code liens are common examples.
• Tax deed purchases. A tax deed buyer often cannot get title insurance right away. We review the tax deed file and pursue the steps an underwriter requires, including a quiet title action when needed. Until then, many lenders will not finance the purchase.
• Short sales. Every lienholder must agree to release its lien for less than the full balance. We track each approval and confirm the releases before closing. The closing date depends on the last approval to arrive.
• Estate and heir property. A property owned by someone who has died needs estate administration or another court process before an underwriter will insure it. We identify the heirs and the documents the underwriter will require.
• Entity and trust sellers. We confirm that the person signing has authority to convey trust-held title or company property. Buyers and lenders can check company status through the state Division of Corporations.
• Real estate closings. We coordinate the payoffs, releases, and settlement documents so the policy can issue after recording. We confirm each payoff amount with the lender before funding.
• Commercial real estate. Commercial policies often need access, contiguity, and zoning endorsements. We review the survey against the exceptions for each one.
• Land use and zoning. Recorded conditions from past approvals can limit how a new owner uses the property. We find those conditions in the title search and explain their effect. We also confirm whether the zoning allows the buyer’s intended use.

Why Choose Loshak Law PLLC as My Title Insurance Lawyer in Hollywood, FL?

Coverage Explained Before You Commit

A title commitment lists what the policy will cover and what it will leave out. The buyer’s right to object to it ends with the contract’s title review period. We review it with the buyer before the inspection or contingency period ends, while the buyer can still object or walk away. When an exception affects the buyer’s plans, we ask the underwriter to remove it or add an endorsement. That review is part of the work we do as a real estate lawyer in Hollywood, FL on every purchase we insure. Old Republic Title underwrites the policies we issue as an authorized agent through The Fund. We have issued owner’s and lender’s policies on residential and commercial purchases throughout Broward County.

The Attorney Behind Our Title Work

Brandon F. Loshak practices in real estate, business transactions, and land use and zoning. He has advised national and international companies on real estate transactions and asset sales. He is admitted in Florida and Texas and earned his J.D. at St. Thomas University School of Law. Martindale-Hubbell has given him AV Preeminent status, its highest peer rating for legal ability and ethics. Mr. Loshak is also a member of the American Bar Association and the Broward County Bar Association.

Understanding Title Insurance Cases

What Are Important Aspects of a Title Insurance Case?

The policy language decides what the insurer will pay.

• Exceptions narrow coverage. Every item listed as an exception is outside the policy, including recorded easements and restrictions.
• Survey coverage depends on a survey. Without a current survey, the policy usually excepts boundary and encroachment problems.
• Coverage looks backward. The policy covers defects that existed before the policy date, not problems the owner creates later.
• Prompt notice. Policies require the insured to notify the insurer promptly when a claim arises, and delay can complicate coverage.
• Title claims follow the policy. The insurer can pay the loss, fix the defect, or defend the owner in court, as the policy provides.
• Foreign sellers add a step. Federal FIRPTA rules can require withholding from a foreign seller’s proceeds at closing.

What Is The Title Insurance Case Timeline?

Title work begins as soon as the buyer and seller sign the contract. We order the title search and request a current survey. The underwriter then issues the commitment with its requirements and exceptions.

We review the commitment with the buyer and send objections to the seller within the contract deadline. We then request payoffs, releases, and any estate or entity documents the underwriter requires. Distressed purchases take longer at this stage, because short sale approvals and foreclosure records need separate review. A clean resale moves faster, while a tax deed or estate purchase may need extra weeks for court filings.

At closing, the parties sign, and we disburse the funds and report the sale on Form 1099-S. After the county records the deed and mortgage, we issue the final policies.

What Should You Bring to Your Title Insurance Consultation?

These documents show where the title stands today.

1. The purchase contract and all addenda
2. The seller’s deed or prior title policy, if available
3. A current survey
4. Foreclosure, tax deed, or short sale documents for a distressed purchase
5. Death certificates, letters of administration, or trust documents for an estate or trust sale

We point out any exception that affects your plans for the property and the step needed to address it. If the file needs court action, we explain the timing before you commit.

Owner’s Policies, Lender’s Policies, and Endorsements

An owner’s policy protects the buyer for as long as the buyer or the buyer’s heirs own the property. A lender’s policy protects the lender up to the loan balance and ends when the borrower pays off the loan. A buyer with a mortgage usually needs both. The owner’s policy amount usually equals the purchase price.

Endorsements change the standard policy. Condominium endorsements address the association and the common elements. Survey endorsements cover certain boundary and encroachment issues. Commercial buyers may add access and zoning endorsements. Each endorsement has its own requirements, and the underwriter decides whether to issue it.

Hollywood Municipal Liens and Title Records

• Hollywood lien records: The City of Hollywood searches its own records for liens against a property. The city search does not cover liens recorded in the county public records, so we run both searches.
• State entity records: Florida Division of Corporations records confirm whether a company seller is active and who can sign for it. Trust sellers provide a trustee certification instead.

Reach Out to Loshak Law PLLC to Schedule a Consultation

Send us the title commitment as soon as you receive it, or before you bid on a distressed property. We also review policies after closing when a claim arises. Loshak Law PLLC represents buyers, sellers, and lenders throughout Broward County. Contact us to schedule a consultation with our Hollywood title insurance lawyer.