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BROWARD COUNTY TITLE SERVICES

Attorney-Led Probate and Estate Closings in Broward County

Selling inherited property in Florida is not a standard real estate transaction. Probate laws, court orders, heirs, creditors, and title issues must all be handled correctly before closing. Ocean Title and Escrow Company provides attorney-supervised probate and estate closing services throughout Broward County — protecting Personal Representatives, heirs, and buyers from contract to recording.

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Call Broward: (954) 438-8393
Years Serving Broward County
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Probate and Estate Files Closed
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Offices Across South Florida
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Attorney Supervising Every File
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Broward County Probate and Estate Closing Clients

We work with everyone involved in the sale or transfer of estate property in Broward County — from the probate attorney managing the court process to the heirs ready to close and move on.

  • Personal Representatives and Executors with court authority to sell estate property in Broward County
  • Heirs and beneficiaries selling inherited homes in Pembroke Pines, Miramar, Fort Lauderdale, and Hollywood
  • Probate attorneys in Broward County who need a reliable and experienced title and closing partner
  • Real estate agents listing estate properties who need proactive title work and consistent communication
  • Buyers purchasing inherited properties who need clear title and attorney-supervised closing protection
  • Investors and cash buyers acquiring probate and estate properties in Broward County
  • Out-of-state heirs and beneficiaries who need remote notarization and mobile closing options

Why Broward County Probate Attorneys and Heirs Choose Ocean Title

Attorney-Owned — Legal Authority When It Matters

Probate sales involve court orders, Personal Representative authority, homestead determinations, creditor claims, and heir coordination. These are not administrative tasks — they are legal functions. Because Ocean Title is attorney-owned and operated, every probate file is supervised by a real estate attorney who can act immediately when legal complications arise.

Court Order and Authority Verification

Before we close any probate sale in Broward County, we verify that the Personal Representative has valid court authority to sell, that the Order Authorizing Sale is properly issued, that all heirs are correctly addressed, and that homestead status has been properly determined. A deficiency in any of these areas can invalidate the closing.

Heir and Beneficiary Coordination

When multiple heirs or out-of-state beneficiaries are involved, closing coordination becomes complex. We manage proper deed execution from all required parties, arrange remote and mobile notarizations, coordinate out-of-state signings, and ensure that proceeds are distributed correctly according to the estate plan and court order.

Creditor and Lien Clearance Before Closing

Estate properties frequently carry unpaid mortgages, code enforcement liens, HOA balances, property taxes, Medicaid liens, and judgment liens from the decedent. We identify and clear every encumbrance before closing — protecting the buyer from inheriting prior-owner obligations and protecting the estate from post-closing claims.

Probate Closings Require More Than a Title Company — They Require an Attorney

Estate sales in Broward County involve legal complexity that standard title processors cannot resolve. Contact Ocean Title and Escrow Company today to open your probate file and get attorney-supervised title and closing protection from contract to recording.

Broward: (954) 438-8393|Miami: (305) 542-8684
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Types of Probate and Estate Transactions We Handle in Broward County

  • Summary Administration sales — faster process for smaller estates
  • Formal Administration sales — full court supervision for larger or complex estates
  • Inherited homestead property sales requiring special court handling in Florida
  • Out-of-state owner and Ancillary Probate transactions
  • Trust property transfers and trustee-supervised closings
  • Estate investor purchases and cash acquisitions of probate properties
  • Estate-to-heir transfers and heir buyout transactions
  • Properties with multiple heirs requiring coordinated deed execution

Florida probate law governs how property passes from a deceased owner to heirs or buyers — and the rules differ significantly depending on the type of administration, the value of the estate, whether the property is homestead, and how title was held at the time of death. In Broward County, these distinctions determine what court authority is required and how the closing must be structured.

At Ocean Title and Escrow Company, we have handled every type of probate closing that arises in Broward County real estate. Our attorney reviews the specific facts of each estate file and ensures the closing is structured correctly — protecting the Personal Representative, the heirs, and the buyer from legal exposure after the transaction.

Common Probate Closing Challenges We Resolve in Broward County

Probate sales in Broward County fail or get delayed for predictable reasons — and every one of them is preventable with the right title team. Our attorney-supervised process identifies problems early and resolves them before they reach the closing table.

From missing court orders to unknown heirs, from Medicaid liens to homestead disputes, we handle the full range of legal and title complications that estate sales generate — moving every file toward closing efficiently and correctly.

Missing Court Orders

We identify authority gaps early and coordinate with probate counsel to obtain required orders.

Unknown or Disputed Heirs

We conduct thorough ownership research and coordinate heir identification before closing.

Homestead Determination

We resolve Florida homestead status issues that affect how estate property can be transferred.

Medicaid and Tax Liens

We identify and clear Medicaid estate recovery claims, tax liens, and judgment liens before closing.

Our Probate Closing Process in Broward County

01 File Review and Court Authority Verification

The moment your probate file is opened at Ocean Title, we review the estate documentation to confirm that the Personal Representative or Executor has valid court authority to sell. We examine Letters of Administration, the Order Authorizing Sale, and any applicable court filings to ensure the transaction is legally authorized. If authority documents are missing or deficient, we communicate immediately with the probate attorney so corrections can be obtained before any contract deadlines are affected.

We perform a comprehensive title examination on the Broward County property — reviewing vesting deeds, prior ownership history, recorded liens, open permits, code enforcement violations, HOA balances, property taxes, and any Medicaid estate recovery claims. Estate properties frequently carry encumbrances that were unknown to the heirs. Early identification allows resolution before the closing date rather than at the table.

Florida homestead law significantly affects how estate property can be transferred. If the decedent’s property was homestead, specific legal requirements govern who must consent to the sale and how the deed must be structured. Our attorney evaluates homestead status for every Broward County probate file and ensures the closing documents correctly reflect the property’s legal classification — protecting the estate from post-closing challenges.

When multiple heirs or beneficiaries are involved — particularly out-of-state or international parties — closing coordination requires careful management of signings, notarizations, and document execution. We arrange remote online notarization, mail-away closings, and mobile notary services for heirs who cannot appear in person at our Pembroke Pines office. Every required party is properly documented before closing.

Before the estate property can transfer with clear title, all valid creditor claims and recorded liens must be resolved. We obtain payoff statements from mortgage lenders, coordinate HOA estoppel letters, confirm property tax balances, and negotiate or challenge any liens that are improperly recorded or legally invalid. The estate receives a clean accounting of all payoffs before disbursement.

At closing, we prepare all required estate sale documents — including the Personal Representative’s Deed, Bill of Sale, closing disclosure, and any required affidavits. After the closing table, we record the deed in Broward County public records, confirm all payoffs and lien releases, issue title insurance to the buyer, and provide the estate with a complete final closing package for accounting and court reporting purposes.

Frequently Asked Questions — Probate Real Estate Closings in Broward County

Can a house be sold during probate in Florida?
Yes — but proper court authority must first be obtained. In Florida, real estate owned solely in the decedent’s name cannot be sold without court authorization. Depending on the size and complexity of the estate, this may require a Summary Administration or Formal Administration proceeding in Broward County probate court. Ocean Title works directly with the probate attorney to confirm the correct authority is in place before opening a title file.
The Personal Representative — also known as the Executor — signs the closing documents pursuant to their court-issued authority. In a Summary Administration, the heirs themselves may need to sign depending on how the order is structured. Our attorney reviews the specific court order for every Broward County probate file to confirm who has authority to sign and how documents must be executed to produce a legally valid transfer.
In many cases, yes — particularly when the property is Florida homestead. Homestead property has special protections under Florida law that can require the consent of a surviving spouse or minor children regardless of what the will states. In non-homestead situations, the Personal Representative typically has authority to sell without individual heir consent, depending on the court order. Our attorney determines the correct requirements for each specific estate before proceeding.
Timeline depends on the type of administration. Summary Administration — used for smaller estates or when the decedent has been deceased for more than two years — can sometimes be completed in a few weeks. Formal Administration, required for larger or more complex estates, typically takes several months depending on court scheduling, creditor claim periods, and the complexity of the estate. Ocean Title communicates realistic timelines from the moment your file is opened.
Ancillary Probate is required when a person who was a resident of another state or country dies owning real property in Florida. Because Florida courts only have jurisdiction over Florida real estate, a separate probate proceeding must be opened in Florida — in addition to any proceedings in the decedent’s home state. Ocean Title regularly handles Ancillary Probate closings for out-of-state and international estate property owners in Broward County, coordinating with both Florida probate counsel and out-of-state attorneys.
Yes — when the closing is handled correctly. A properly conducted probate sale, with valid court authority, full lien clearance, and attorney-supervised closing, transfers clear title to the buyer. Ocean Title issues title insurance at every probate closing to provide additional protection for the buyer against any future claims arising from the estate. Our attorney oversight at every stage ensures the transaction is legally sound before funds are disbursed.
Yes. Investor purchases of probate properties in Broward County are among the most common transaction types we close. Estate properties are frequently sold to cash investors at below-market prices to resolve debts and distribute proceeds to heirs quickly. We expedite title searches, clear liens efficiently, coordinate with the estate attorney, and close on investor timelines — providing the speed and legal protection that probate investor purchases require.
Let’s Start Talking

Your Transaction,
Our Priority

Whether you are buying, selling, refinancing, or investing, our team is ready to guide you through every step. Contact us today and we will take care of the rest.
Broward Office

11200 Pines Blvd,
Suite 200
Pembroke Pines, FL 33026
(954) 438-8393
oibrahim@titleocean.com

Miami Office

1900 N. Bayshore Dr.,
Suite 1-A
Miami, FL 33132
(305) 542-8684
oibrahim@titleocean.com

Open Your Probate File in Broward County

Our Pembroke Pines office serves Personal Representatives, heirs, probate attorneys, realtors, and investors throughout Broward County. Contact us today to open your probate file — the earlier we review the estate title, the smoother your closing will be.

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