Understanding the Seller’s Disclosure Obligations for Property Defects in Florida

Understanding the Seller’s Disclosure Obligations for Property Defects in Florida

When it comes to a Seller’s Disclosure Obligations regarding property defects, many Florida real estate buyers are clueless. In this article, we will give you a basic overview of what a seller’s disclosure obligations are during a real estate transaction. Read on to learn more.  

The Seller’s Disclosure Obligations for Property Defects  

In order to protect home buyers from defects in a property, fraud, and other problems typically associated with the acquisition of real estate, sellers in Florida are obligated to properly disclose relevant information about the property they are selling. More specifically, real estate sellers in Florida must inform buyers of any known significant property defects that may not be easily visible to buyers. However, it is important to keep in mind that buyers still have the responsibility to order a thorough inspection of the property they intend to buy.   

Material Defects in Real Property – What You Need to Know 

The most common way that a Seller’s Disclosure Obligations can be reduced is the requirement to disclose only one type of property issue known as “material defects.” The term material defects refers to any substantial defects that would likely have a negative impact on the buyer’s readiness to purchase the property or the value of the property. Defects that can have a negative impact on health and safety are also considered material defects. Examples of material defects include things like faulty electrical wiring or a cracked foundation. In essence, a material defect is one that is undeniably substantial. 

When it comes to defects that are not easily observable, they are known as “latent defects.” In Florida, there must be proper disclosure of defects that would not be evident or clearly visible to an average real estate buyer.  

Florida Regulatory Laws Regarding the Seller’s Disclosure Obligations for Property Defects  

In the State of Florida, there are many laws that apply to a residential real estate seller’s disclosure requirements. Two of them are:  

• Florida Statute §689.25, which states that if any particular property was ever presumed to have been the location of a suicide, homicide, or any type of death, this will not be considered a material defect and therefore will not be required to be disclosed by the seller. Although most real estate buyers would probably want this information, sellers are not obligated under Florida Law to disclose these facts; and 
• Florida Statute §475.278, which deals with real estate licenses, broker relationships, and notices. 

In addition to the two main laws, several other important statutory disclosures must be mentioned. Some of these are:  

• Florida Statute §404.056(5), which provides protection for real estate buyers by requiring sellers to disclose in writing all dangers associated with radon gas; 
• Florida Statute §161.57, which requires real estate sellers to disclose potential defects regarding coastal erosion, where properties are subject to state and federal law limiting construction, ensuring compliance with environmental standards; and 
• Florida Statute §720.401, which states that real estate buyers looking to purchase real property in a community where there is an existing homeowner’s association must be informed of the requirement to become members of that association in the event that they purchase the property.  

Exemptions from the Seller’s Disclosure Requirements in Florida 

Although Florida has written into law certain details real estate sellers are not required to disclose, if a buyer directly asks a seller a specific question regarding an issue with the property, the Florida Statute that grants the seller certain non-disclosure rights will cease to shield the seller if he or she lies to the buyer when answering the question. Situations like this one can be complicated and the seller may decide not to answer the buyer’s question at all, which is allowed under Florida Law.  

Failure to Comply with the Seller’s Disclosure Obligations – What are the Consequences? 

In the State of Florida, there is not any one law outlining all of a Seller’s Disclosure Obligations. Rather, there are many laws governing this, each of which comes with severe consequences on a seller of residential real estate in case of failure to disclose all latent and material defects in a property before closing. Failure to comply with the Seller’s Disclosure Obligations can give buyers legal grounds to back out of the real estate purchase contract and/or entitle buyers to sue sellers for damages. 

For more information on what laws govern the disclosure obligations of a seller during a real estate transaction, call us today at (305) 921-0440 or send us an email to Romy@jflawfirm.com.  

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Understanding Florida Probate Procedures

Understanding Florida Probate Procedures

Probating an Estate – How It Works 

Probate is a court-supervised process that is typically necessary when a person passes away in order for his or her property to be properly transferred to individuals or entities known as “beneficiaries.” 

When it comes to assets co-owned by the decedent and another individual or group of individuals, they will generally automatically go to the surviving owners and a Probate process is not required. Similarly, assets such as life insurance benefits, annuities, IRAs, and pensions that have designated beneficiaries will not go through Probate.  

On the other hand, when a decedent owns property in his or her name alone, it is necessary under Florida Law to “probate” the estate. During the Probate process, the court will appoint a personal representative, who will be in charge of identifying the decedent’s assets, paying all owed taxes and debts, and distributing the assets to all beneficiaries. 

Summary Administration 

When it comes to probating an estate, it may be possible to do it using Summary Administration, a shortened form or Florida Probate, only under the following circumstances: 

• The value of the Probate assets is not higher than $75,000; or 
• It has been more than two years since the decedent passed away. 

In Florida, the Summary Administration process involves filing a Petition for Summary Administration with the court requesting distribution of the assets either following the instructions in the decedent’s will or according to Florida Law. Generally, Summary Administration is a faster, simpler, and less expensive process; however, it is not available in all circumstances. In cases where, for example, a decedent has debts that have not been resolved, Summary Administration is not available and the estate will be required to go through a more complex, expensive, and time-consuming process known as Formal Administration.  

Formal Administration 

In cases where an estate is not eligible for Summary Administration, it will be necessary to handle the estate through Formal Administration, which transfers the decedent’s assets to the designated beneficiaries once all creditor claims have been resolved and all administration costs have been paid. The Formal Administration process begins by filing a Petition for Formal Administration with the court requesting the appointment of a Personal Representative, who will be assigned a variety of tasks related to the administration of the estate, including: 

• Collecting assets;  
• Paying debts; and 
• Filing paperwork. 

Handling Creditor Claims 

Once the estate has officially been opened and a Personal Representative has been elected, he or she is required to publish a Notice of Administration, which lets all potential creditors know that the estate is being administered. From the moment the notice of administration is published in a local newspaper, creditors will have exactly 90 days to file an official claim against the estate. 

After the 90-day period, once all valid claims have been addressed and resolved, the Personal Representative may begin to close the estate. This part of the process involves preparing a Final Accounting and a Petition for Discharge, as well as notifying all beneficiaries. If none of the beneficiaries files any objections to the Final Accounting, the Petition for Discharge, or the proposed plan of asset distribution, then the Personal Representative can move on to distributing the assets to the beneficiaries in accordance with the plan.  

The Legal Fees and Costs of Florida Probate 

When it comes to the legal fees associated with a Probate case involving Formal Administration, they are typically three percent of the value of the Probate assets. However, there may be additional fees for extraordinary legal services, such as: 

• Litigation for will contests; 

• Tax audits; 
• Determination of beneficiaries; 
• Sale of real estate; or  
• Tax return preparation. 

In addition to legal fees, the estate must pay the Personal Representative for his or her services. In Florida, a Personal Representative handling a Probate case is entitled to a fee of three percent of the value of the probate assets. 

Hire an Experienced Florida Probate Attorney 

This article is meant to be a brief overview of how Florida Probate Procedures work, designed to give you a better idea of what you will need to do if you have been named Personal Representative of an estate. Keep in mind, however, that the above information is intended only as a guide. When handling a Probate case in Florida, hiring a qualified and experienced Florida Probate Attorney is crucial. Luckily, at Jurado & Farshchian, P.L., you will find some of the best Probate Attorneys in Florida, and they are only one phone call away.  

For further information on the Florida Probate process, schedule an initial consultation with us today! Call us at (305) 921-0440 or send us an email to Romy@jflawfirm.com.  

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The 3-Step Guide to Filing a Florida Quiet Title Action

The 3-Step Guide to Filing a Florida Quiet Title Action

In Florida, filing a Quiet Title Action successfully involves taking 3 steps. Read on to learn how this 3-step method works and how Jurado & Farshchian, P.L. can help you.  

Step 1: Title Search 

In order to begin the process, you will need to provide us with a copy of your Tax Deed that was issued by the county where your property is located. This document contains the identifying information regarding the property that is necessary to obtain a title search. Once our team reviews the title search that was conducted on your property, we will begin to prepare the Quiet Title Complaint. At this point, you will be sent a copy of the complaint that you will need to review, sign, and return to our office. Once we receive the document, we will continue the process by filing the Quiet Title Action in the county where your property is located. 

Step 2: Filing the Florida Quiet Title Action 

Step 2 involves filing the Quiet Title Action with the court and attempting to locate and promptly serve all interested parties a copy of the action. At this point, all interested parties will have exactly 20 days from the day they are served a copy of the Quiet Title Action to respond to it. If the interested parties fail to respond within that timeframe, the court will enter a default against the parties and we will be able to proceed with the case. On the other hand, if the interested parties respond, we will still be able to proceed with the case; however, we may face additional litigation before moving on to the final hearing. In either case, a Motion for Final Judgment will be submitted to the Judge and a date for the final hearing will be set.  

Will my presence be required at any court hearing?   

No. When you work with Jurado & Farshchian, P.L., we represent you in all court proceedings and your presence is not required. One of our real estate experts will spend as much time as necessary to understand your circumstances, needs, and wishes in order to ensure that your best interests remain protected throughout the process. However, if you wish to be present, you are more than welcome to be.  

How long does the Florida Quiet Title Action process take?   

When you work with Jurado & Farshchian, the amount of time it takes to complete the Quiet Title Action process is significantly lower than what you would get working with other law firms in Florida because, although it might sound pretentious, we are proud to say: we are the best! Our lawyers have many years of experience handling these types of court proceedings all over Florida, and our list of satisfied clients as well as our record of successful Quiet Title Actions speak for themselves.  

One of the factors that affect the time it takes to complete the Quiet Title Action process is how difficult it is to find all interested parties. However, we will not waste any time. If an interested party cannot be located quickly, Florida Law provides for them to be served through publication in a local newspaper for four consecutive weeks.  

Step 3: The Final Hearing 

Once we file a Motion for Final Judgment, we will set the date and time for the final hearing with the Judge’s office. Typically, these hearings are scheduled 30 days after the filing of the Motion for Final Judgment; however, the date and time depend on the Judge’s calendar.   

At the final hearing, the Judge will sign a Final Judgment declaring the title to your property is free and clear of all encumbrances, liens, or interests of any of the parties subject to the Quiet Title Lawsuit.   

Work with the best Real Estate Lawyers in Florida! Give us a call today at (305) 921-0440 or send us an email to Romy@jflawfirm.com to schedule an initial consultation with one of our experienced Real Estate Attorneys. Let us add you to our list of satisfied clients!  

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Important Details about Florida Probate Law You Need to Know

Important Details about Florida Probate Law You Need to Know

What is Florida Probate Law? 

When a person dies in Florida, the Probate process helps ensure that his or her debts, taxes, loans, and other expenses are properly paid, and assists with the distribution of the remaining assets to the beneficiaries listed in the decedent’s Will. There are two types of Probate administration in Florida: Formal Administration and Summary Administration. Both forms of Probate administration fall under the jurisdiction of the Florida Probate Law. 

Is hiring a Probate Attorney Required by Florida Probate Law? 

The Short answer: Yes. 

In Florida, Probate Law requires you to retain a licensed Probate Attorney to handle the administration of an estate, in the majority of cases. Although some exceptions to this rule exist, it is best for all parties involved in a Florida Probate case to hire an experienced Florida Probate Attorney to help with the execution of the Will and the final distribution of the decedent’s assets to the beneficiaries.  

What is Formal Administration? 

Formal Administration is the most common type of Probate administration in Florida. This type of Probate administration is necessary when either a newly deceased person (defined as someone who died in the past two years) has estate assets totaling more than $75,000 in value or in cases where the deceased individual requested this type of administration in his or her Will.  

What is Summary Administration? 

Just as it sounds, Summary Administration is a shortened version of the Florida Probate process that is significantly less complex and time-consuming than Formal Administration. However, this type of administration is not always available. Summary Administration is only available in cases where the decedent meets one of two criteria:  

• He or she has been deceased for more than two years, or 

• His or her assets total less than $75,000 in value. 

Should I Choose Summary Administration if My Case Qualifies For It? 

Under Florida Probate Law, if you meet the criteria for the Formal Administration process, your Probate case will be handled through that type of administration. However, Summary Administration is different. If your Probate case qualifies for Summary Administration, you are legally allowed to choose Formal Administration instead. This is, however, a decision that you should not make on your own; the help of an experienced Florida Probate Attorney is crucial.  

Why Should I Hire a Probate Attorney? 

During the administration of a decedent’s estate, the person named personal representative will likely have many questions about the Probate process regarding matters such as deadlines and paperwork; these are questions only an experienced Florida Probate Attorney can answer.   

For Florida Probate cases going through Formal Administration, consultation with a licensed Probate Attorney is a Florida Probate Law requirement because of the complex nature of the tasks assigned to the personal representative of an estate. When it comes to cases going through Summary Administration, although it is not required by law to hire a Florida Probate Attorney, it is highly advisable. 

An experienced Florida Probate Attorney can help ensure that the personal representative is administering the estate properly and completing the numerous tasks required, such as: 

• Sending notices to all known creditors, allowing them to file a claim against the estate;  
• Addressing all valid creditor claims;  
• Managing the decedent’s assets until the final distribution to the beneficiaries; and,  

• Paying any taxes owed by the decedent. 

Can I Avoid the Florida Probate Process? 

In the majority of Florida Probate cases, the decedent did not leave behind a valid Will, which is why the estate is required by Florida Probate Law to go through Probate and personal representatives are required to consult with a Florida Probate Attorney. However, there is an exception to this law, which occurs when the estate’s assets are funded by a living revocable trust, which is not bound by Probate Law and will remain private, whereas the proceedings of most Florida Probate cases are recorded publicly. 

Although a Florida Revocable Trust may provide a way to avoid the Florida Probate process, handling a decedent’s estate can be astonishingly difficult. The benefits of hiring a Probate Attorney to assist with the distribution of the assets to the beneficiaries outweigh the costs. 

For further information on the Florida Probate process, schedule an initial consultation with us today! Call us at (305) 921-0440 or send us an email to Romy@jflawfirm.com.  

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7 Things You Need to Know about Quiet Title Actions in Florida

7 Things You Need to Know about Quiet Title Actions in Florida

When it comes to title issues, Quiet Title Actions can sometimes be the only way to clean up the mess. Here are 7 things every homeowner, real estate buyer, or seller needs to know about the process of filing a Quiet Title Action in the State of Florida.  

1 – What is the Definition of “Title”?  

When an individual owns “title” to a property in Florida, this means that the individual has some form of legal interest in that property. Florida courts are typically extremely careful to protect the recording of land ownership and the process of transferring real estate from one owner to another through a transaction, which is also known as the process of “transferring title.”   

2 – What is a Florida Quiet Title Action?  

A Florida Quiet Title Action is a lawsuit, often brought by the owner of a particular property, used to ask the judge to issue an official judgment eliminating the rights of all individuals who may have an interest in the property, such as heirs of a deceased previous owner, leaseholders, and construction lien holders, among others. In other words, a Quiet Title Action is a request made by the new owner of a property who purchased it legally for the court to invalidate all ownership rights of all individuals who had an interest in the property before the purchase.  

3 – How Long Does it Take to “Quiet” a Title in Florida?  

The amount of time it will take to complete the Quiet Title Action process, from start to finish, will depend heavily upon the circumstances of your particular case, just like any litigation. Many variables will determine how long a Quiet Title case will take to complete, including: 

• How many parties are involved in the lawsuit,  
• How easy it is to locate all the parties involved, and 
• How long it will take to address all valid defenses. 

4 – What Can I Accomplish with a Quiet Title Action?  

Quiet Title Actions result in judgments—signed by a Florida judge—that are filed in the real estate records in order to demonstrate that a Florida judge has officially declared that all adverse legal interests and claims to a specific piece of property have been eliminated and the new owner has full, indisputable ownership rights over the property in question. The title to the property is “quieted.” 

5 – What Happens After a Quiet Title Action?  

Although clearing a title can be a great way of preventing issues of the past from causing problems in the present, a Quiet Title Action will not erase legitimate legal claims to a property, such as a Federal Tax Lien, for example. This is why it is indescribably important to conduct a thorough title search, focusing on these type of issues, before buying any property.  

6 – What is a Chain of Title?  

The chain of title to a piece of land is the historical record of previous owners. In the State of Florida, real estate records are public documents, kept at the county clerk’s office. In some counties in Florida, one could even find handwritten land records on parchment, which usually have been scanned.  

7 – What Does the Term “Cloud on Title” Mean?  

When a property has a gap in the records, there are individuals with adverse interests on the property making a claim of ownership, or there is someone asserting a lien against the property, which means the chain of title has a “cloud” on it. The term “cloud on title” simply refers to an issue of the past affecting the current owner of a property.  

Work with a Real Estate Lawyer  

Quiet Title Actions can be complicated due to the complex legal procedures that must be followed. If you believe a Florida Quiet Title Lawsuit is the only way to clear the title to a property you have purchased, the first step you should take is speaking with an experienced Florida Real Estate Lawyer.   

At Jurado & Farshchian, P.L., you will find the best Real Estate Lawyers in Florida. Do not hesitate. Get in touch! Give us a call at (305) 921-0440 or send us an email to Romy@jflawfirm.com.  

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All You Need to Know about Making a Will in Florida

All You Need to Know about Making a Will in Florida

Why Do I need a Florida Last Will and Testament? 

In essence, a last will and testament can help you protect both your property and your family when you are no longer around. In Florida, you can use a will to do the following: 

• Leave your assets to people or organizations; 
• Appoint a personal guardian to take care of your minor children; 
• Appoint a trusted person to manage the assets you leave to minor children; and 

• Appoint a personal representative; someone who will make sure that your last wishes are carried out in accordance with your will.  

What Happens If You Do Not Make a Will? 

In the State of Florida, if you pass away without a will, a court will distribute your property according to Florida “intestacy” laws. Under these laws, your property will go to your closest relatives, starting with your spouse and children. However, if you have neither a spouse nor children, then your property will go to your parents. This order continues with increasingly distant relatives, such as siblings, grandparents, uncles and aunts, and cousins. If none of the previously mentioned relatives is found, the order continues with your spouse’s relatives. If no living relatives by either blood or marriage are found, the State of Florida will take your property. 

Am I Required to Have My Will Notarized in Florida? 

No. Under Florida Law, you are not required to notarize your will for it to be legal. However, Florida Law allows you to make your will “self-proving,” for which you will need to go to a notary. A self-proving will can accelerate the Florida probate because the probate court can accept the will without having to contact the witnesses who signed it. 

In order to make your will self-proving, you and your witnesses need to go to the notary and sign an affidavit that proves who you are and that every person who signed the will knew they were signing a last will and testament. This can be done at the time of the signing of your will or later. 

Should I Name a Personal Representative in My Will? 

The short answer: Yes.  

In Florida, you should name a personal representative in your will. The personal representative you choose will be in charge of ensuring that the instructions in your will are properly followed in complete accordance with your last wishes. If you do not name a personal representative in your will, a Florida probate court will choose an individual for the job of managing the probate case and distributing your estate to your beneficiaries.   

Can I Invalidate or Make Changes to My Will in Florida? 

Yes, you can.  

In the State of Florida, You can revoke your will at any time by: 

• Physically destroying it, or 
• Making a new one. 

When it comes to making changes to your will, it is actually best to revoke it by simply making a new one. However, if the changes you want to make are simple, you will be able to add amendments to your existing will through a testamentary document known as a “codicil.” In either case, you will need to finalize the changes made to your will with the same formalities that were required to make your original will.  

If you divorce your spouse, Florida Law automatically invalidates any language in your last will and testament that leaves property to your spouse or names your spouse to serve as your personal representative during probate. However, this rule will not apply if you specifically state in your will that divorce should not affect the instructions you wrote in your will.  

Where Can I Find a Good Attorney to Help Me Make a Will? 

We have good news for you. You are already in the right place. The Probate Attorneys at Jurado & Farshchian, P.L. are the best in Florida. We have years of experience drafting wills for hundreds of clients; we know how to create a comprehensive will that can speed up the Probate process, which is something your beneficiaries will be immensely thankful for.  

Get in touch with us today by calling (305) 921-0440 or by sending us an email to Romy@jflawfirm.com.  

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