The defects we see every week in South Florida
- Unreleased (already-paid) mortgages with no satisfaction of record
- A deceased owner in the chain with no probate — or probate in the wrong state
- Judgment liens against sellers or prior owners, including liens that attached during ownership
- Code enforcement liens and daily-accruing fines, often unrecorded until searched municipally
- Open or expired building permits
- HOA or condo assessment balances and violation claims
- Legal-description errors — wrong lot, transposed numbers, defective metes and bounds
- Homestead conveyance defects — a spouse who never signed
- Entity problems: dissolved LLCs, trustees without documented authority
- Fraud concerns, including forged deeds on vacant land
How curative work actually proceeds
Administrative cures move on paper: payoff letters, satisfaction requests, estoppel letters, lien releases, corrective affidavits. Our curative team runs those in parallel — not sequentially — the moment the commitment issues, because closing dates don't wait for one letter at a time.
Legal cures need lawyers: quiet title actions, probate administration to move a dead owner's interest, corrective deeds, homestead fixes, subordinations. Milestone Title does not perform legal work — when a cure requires it, we tell you plainly and you may engage Muroff, Milestone & Milestone, P.A. directly (or any attorney you choose), under that firm's own written engagement and for additional fees the firm determines. The title company and the law firm are separate entities; the advantage is coordination, never combination.
Under contract with a problem? Use the escalation lane
If you are a Realtor, buyer, or seller staring at a defect with a closing date approaching, do not wait for the weekly status call. Our title-defect escalation lane gets the file in front of the right person the same business day, with an honest read: fixable before your date, fixable with an extension, or a legal problem with a legal timeline.