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File No. TC−2026−TA / Pre−Closing Clearance Division / Open for Intake
For Title Agents & Closing Attorneys

The deal doesn’t have to die.
And it doesn’t have to slip.

Pre−closing violation and lien clearance for Florida title agents and closing attorneys. Send us the file. We’ll have a path to clearance and a flat−fee quote the same business day.

Send Us a File → (305) 396−1495
Review
Same day
Pricing
Flat fee
Coverage
Florida statewide
Intake
Confidential Pre−Closing Intake

Send the file.
We’ll have answers today.

Same-day review during business hours. Direct attorney response. Flat-fee quote with your file.

Title commitment · Lien search · Violation notice

Reviewed by attorney only · Confidential

Step 01
Send the file
Title commitment, lien search, violation notice — whatever you have.
Step 02
Same-day review
Attorney reads the file, identifies the path, quotes a flat fee.
Step 03
We clear it
Hearing, negotiation, recording — handled on the closing timeline.
Step 04
You receive the packet
Underwriter-ready documentation, delivered before close.
Deliverables

The packet your underwriter actually signs off on.

Every clearance file we close arrives the same way — a complete documentation set that an underwriter will accept without follow-up questions.

We’ve cleared violations in dozens of South Florida municipalities. We know which jurisdictions issue satisfactions promptly, which need a follow-up call, and how to package the file so it doesn’t come back to you with redlines.

No back-and-forth with the underwriter.
Executed
Doc 01
Final Magistrate Order
Or compliance affidavit, depending on the matter. Signed, dated, and authenticated.
Recorded
Doc 02
Recorded Satisfaction of Lien
Recorded with the county where applicable, with book and page reference for the title file.
Zero Bal.
Doc 03
Municipal Payoff Letter
Zero-balance confirmation from the code enforcement division, on municipal letterhead.
Certified
Doc 04
Correspondence Chain
Complete record of communications with the code enforcement division and opposing counsel.
Pre-Closing Matters

What we clear.

Six categories of code enforcement and code-related issues that surface on lien searches and title commitments. If the issue isn’t on this list, send it anyway — we’ll tell you on day one whether we can help.
01
Open code violations
Unresolved at the time of contract, or surfacing on the municipal lien search after binder issuance.
Flat fee
02
Recorded enforcement liens
Including six- and seven-figure liens reduced under Fla. Stat. §162.09(3) — see results below.
§162.09(3)
03
Unpermitted work
Structures, additions, or improvements discovered during inspection or disclosed mid-transaction.
Flat fee
04
HOA fines & violations
Unpaid HOA fines and procedural defects affecting marketability of title.
§720.305
05
Short-term rental violations
Particularly in Miami Beach, where first-offense fines start at $20,000 and escalate quickly.
High value
06
Lien satisfactions & releases
Negotiation, payment processing, and recording of satisfactions for previously resolved matters.
Flat fee
Track Record

Recorded liens are not deal-killers.

Under Fla. Stat. §162.09(3), code enforcement boards have statutory authority to reduce or satisfy liens for a fraction of the recorded amount. Two recent results:

— Result No. 01 —
Recorded
$4,000,000
— — →
Settled
$150,000
96.3% Reduction
Lien reduction motion · §162.09(3)
— Result No. 02 —
Recorded
$45,000
— — →
Settled
$750
98.3% Reduction
Lien reduction motion · §162.09(3)
Both matters resolved on closing-timeline schedules.

Prospective clients may not obtain the same or similar results. Results vary based on the facts of each case.

The Working Relationship

How we work with your office.

Four things title agents and closing attorneys tell us they need from outside counsel. Four things we commit to on every file.

I.
Flat fee, disclosed upfront.
The quote that arrives with the file review is the price. No hourly billing. No retainer. No surprise invoices to explain to the buyer or seller mid-transaction.
II.
Communication routed your way.
If you want everything routed through your office, that’s how we run it. If you want us coordinating directly with the buyer’s attorney, the listing agent, or the municipality, we do that. You tell us; we follow.
III.
We close files — we don’t open new ones.
Our role on a title-agent referral is to clear the matter and produce the documentation. We’re not pitching the property owner on litigation, estate work, or anything else outside the referral. The relationship is yours.
IV.
Built for repeat referrals.
Most of our title-agent work comes from a small number of agencies who send us files regularly. We’re built for that volume and to be the firm you call without thinking about it.
Direct Line for Title Agents

Have a file under deadline?
Send it now.

Same-day file review during business hours. Direct attorney response. Flat-fee quote with your file.

Send Us a File → (305) 396−1495
Ari Pregen, Esq. · Florida Bar No. 94041 · Mon–Fri 8am–7pm