Ownership reports are a foundational tool in real estate due diligence, particularly in dynamic and high-volume markets like Miami-Dade County, Florida. These reports provide essential information for investors, attorneys, lenders, and developers seeking to understand current and historical ownership, encumbrances, and other interests affecting real property. Here's what you need to know when ordering or reviewing ownership reports in this county.
What Is an Ownership Report?
An ownership report (also called a current owner search or property ownership report) is a non-insured, informational product that outlines:
- The current vested owner(s) of a parcel
- How title was acquired (recorded deed)
- A legal description of the property
- Open mortgages or deeds of trust
- Tax status
- Recorded liens, judgments, or clouds on title
- Easements, restrictions, and encumbrances of record
Unlike a title commitment, an ownership report does not provide title insurance and is not intended for insured closings. However, it is often sufficient for due diligence, litigation prep, tax lien research, and preliminary underwriting decisions.
Why Miami-Dade Requires Particular Attention
Miami-Dade County is one of the most populous and complex jurisdictions in Florida. Key considerations include:
- Document Recording System: Miami-Dade uses a centralized Clerk of the Courts and County Recorder’s online portal, which includes both official records and property appraiser data. Title researchers must search by both name and legal description due to the risk of non-unique identifiers.
- Condominium Filings: With thousands of condominiums in the county, common-interest property documents like declarations, bylaws, and amendments are crucial. Easements and covenants running with the land must be reviewed in detail
- Foreign Ownership & Trusts: Miami is known for a high percentage of properties owned by offshore entities, trusts, or LLCs. This may require additional scrutiny for signature authority and title vesting language
Research Challenges in Miami-Dade
Ownership research in Miami-Dade involves:
- Searching the Clerk of Courts public records for deeds, mortgages, liens, and releases
- Examining the property appraiser’s site for tax status, mailing address, and assessed value
- Reviewing court dockets for probate, foreclosure, and quiet title actions
- Checking for municipal code enforcement or special assessments via lien searches
Common Issues Found
- Lis Pendens (pending litigation notices)
- Mechanics’ Liens under Florida’s Construction Lien Law
- Unreleased Mortgages or Equity Lines
- Improper Legal Descriptions (especially in older plats or metes-and-bounds tracts)
- Survivorship or Heirship Issues where a deed did not address joint tenancy or was silent on homestead matters
When to Use an Ownership Report
Ownership reports are ideal for:
- Investors performing due diligence before a purchase
- Attorneys preparing quiet title or foreclosure actions
- Real estate agents verifying seller ownership
- Developers reviewing multiple parcels or assembling lots
They offer a cost-effective, fast alternative to a full title commitment when insurance isn’t required. Visit www.abstractauthority.com to order your Miami-Dade County ownership report today. Fast turnaround, competitive pricing, and professional service backed by real estate law expertise.