What we record and why order matters
At closing we record the deed, the mortgage, and any curative instruments — satisfactions, releases, affidavits, powers of attorney — in the sequence that protects the parties' priority. A mortgage recorded before its deed, or a satisfaction that never makes it to the clerk, creates exactly the kind of defect our title searches find in other people's files.
We calculate and remit the documentary stamp taxes and recording fees, confirm the clerk's acceptance, and deliver recorded copies. The file is not 'closed' internally until the recording confirmations are in it.
Documentary stamps in South Florida
- Deeds statewide: $0.70 per $100 of consideration
- Miami-Dade County: $0.60 per $100 on single-family residences; other property adds the $0.45 surtax ($1.05 total)
- Mortgages: $0.35 per $100 of the amount financed, plus the nonrecurring intangible tax of 2 mills on the amount secured
- Recording fees: $10.00 for the first page and $8.50 for each additional page
Post-closing follow-through
The quiet failure in this industry is the document that never gets recorded: the payoff was sent, the lender never recorded the satisfaction, and three years later the 'paid' mortgage blocks a sale. Our post-closing process tracks expected satisfactions and releases until they appear of record — and when a lender goes silent, Florida law provides mechanisms to clear it, which the law firm can pursue where legal action is required.