Closings mark an important transition. Sometimes they are joyful, like buying a first home, and other times emotional, such as selling the family house after the kids are grown or handling the sale of a loved one’s property. Whether you are buying your first condo in Miami, upgrading to a larger home in Broward, or selling a waterfront property in Palm Beach, the closing process is the final step to making the deal official. Yet, in South Florida, particularly Miami-Dade, Broward, and Palm Beach counties, closing comes with unique details that can catch buyers and sellers off guard. 

One key difference many clients are surprised to learn is who pays for title insurance and who chooses the title company. In Miami-Dade and Broward counties, it is customary for the buyer to pay for title insurance and select the title company. In Palm Beach County, the seller typically covers title insurance and makes the selection. Knowing these local practices upfront can help you prepare and avoid confusion when buying or selling a home in South Florida. 

Here are the top five mistakes both buyers and sellers make during a South Florida closing, and how you can avoid them. 

 

Mistake #1: Not Reviewing Closing Documents Early 

Closing day comes with a lot of paperwork, and waiting until the last minute to review it is a common mistake. Buyers may overlook errors in loan terms or escrow amounts, while sellers might miss charges or credits that affect their final payout. 

Tip: Request your Closing Disclosure and settlement statement several days before closing. This gives both buyers and sellers time to confirm details and ask questions. Title companies in South Florida are used to working with tight timelines, but early review helps prevent last-minute surprises. 

 

Mistake #2: Forgetting to Budget for Closing Costs 

Closing costs are often underestimated. Buyers in Miami-Dade and Broward can sometimes see closing costs range from 2% to 5% of the purchase price, including title insurance, lender fees, and recording charges. Sellers in Palm Beach should also plan ahead since they typically cover title insurance and related fees.  Requesting a buyer’s title quote or a seller’s net sheet early helps buyers understand their cash to close and sellers get a realistic estimate of their net proceeds. 

Tip: Ask your title company for an estimate of closing costs early in the process. This allows buyers to budget properly and sellers to understand their net proceeds.  You can generate your own preliminary estimate using our title quote widget on the bottom right corner of our website at https://www.homepartnerstitle.com/ 

 

Mistake #3: Overlooking Wire Fraud Risks 

Wire fraud is one of the fastest-growing threats in South Florida real estate. Cybercriminals target buyers and sellers with fake emails that appear to come from their title company, tricking them into sending funds to fraudulent accounts. 

Tip:  Buyers: Before wiring any funds, always confirm wiring instructions with your title company directly by phone using a phone number independently obtained and not from the email received.  Sellers: At closing, make sure you confirm the title company has the correct account information to send the proceeds of the sale. Trusted South Florida title companies use strict security protocols to safeguard both buyer deposits and seller proceed. 

 

Mistake #4: Leaving the Final Walkthrough or Property Prep for the day of closing 

For buyers, waiting until the day of closing to conduct the final walkthrough means risking unpleasant surprises that can delay closing, like incomplete repairs or recent damage. For sellers, in addition to delaying the closing, not preparing the home for that walkthrough in a timely manner could also cause renegotiations at the last minute. 

Tip for buyers: Schedule your walkthrough at least 24 hours prior to closing to verify the property’s condition and give the title company enough time to make changes to documents if needed. 

Tip for sellers: Make sure agreed-upon repairs are completed and the home is clean and ready to hand over.  Any delay in closing also delays the disbursement of your sale proceeds..   

 

Mistake #5: Choosing the Wrong Title Company 

The title company ensures the property can be legally transferred, issues title insurance, and manages escrow funds. Choosing the wrong one can cause unnecessary delays, errors, or stress. Not all title companies have the same level of experience or resources. Some focus only on simple transactions, while others are equipped to handle complex situations such as foreign buyers or sellers, probate or trust sales, municipal violations, or properties with multiple liens. Choosing a title company without the right expertise can create unnecessary challenges and put your closing at risk 

Tip: Work with a South Florida title company that has deep local expertise. From clearing liens in Miami, to handling suburban properties in Broward, to managing complex estates in Palm Beach, a trusted local partner ensures a smooth transaction for both buyers and sellers. 

 

Why Local Expertise Matters in South Florida 

Closings in South Florida are not one-size-fits-all. Miami-Dade deals often involve condominiums or international buyers and sellers. Broward transactions can include new construction or mixed-use properties. Palm Beach closings often involve luxury estates, unique ownership histories, trusts, or tax related matters such as a 1031 Exchange. Each scenario comes with its own challenges, which is why working with a title company that knows the ins and outs of each county is so important. 

By avoiding these five mistakes and understanding who is responsible for title insurance and title company selection in your county, you can make the closing process faster, smoother, and more secure. 

 

FAQs 

Can the closing date be changed once it is set? 

• Yes. Closing dates can be adjusted if both the buyer and seller agree, but changes often affect lender schedules, moving plans, and title preparation. Working with a responsive title company helps keep adjustments smooth and prevents unnecessary delays. 

What happens if a lien is discovered during a title search? 

• The lien must be resolved before closing. The title company works with the seller to clear it so the property can transfer free of claims. 

What happens if the buyer or seller cannot attend the closing in person? 

• If either party cannot attend, a title company can arrange for a mobile notary to go to you or conduct a remote online closing using an e-signing platform with remote online notarization if needed.  This is common in South Florida, especially with out-of-state or international clients. 

How long does closing take in South Florida? 

• Most closings take 30 to 45 days, though unique issues or financing complications can extend the timeline.  It is not uncommon to see a cash transaction close much soon.   

 

Conclusion 

Closing on a home in South Florida is a big milestone, but mistakes can cost buyers and sellers valuable time and money. By reviewing documents early, budgeting properly, protecting against fraud, proactively handling property prep, and choosing the right title company, you can avoid the most common pitfalls in Miami-Dade, Broward, and Palm Beach. 

Whether you are buying or selling, having the right local title partner ensures your transaction is handled with care and precision. Visit our resource page at https://www.homepartnerstitle.com/resources/ for more helpful tips and resources.    

To learn how our team can guide you through a smooth and secure closing in South Florida, contact us today at 1-844-899-4499.