Florida deed preparation and recording for owners, families, and estates — warranty, quitclaim, lady bird, life estate, and personal representative deeds handled personally, the first time.
Warranty, special warranty, quitclaim, lady bird, life estate, personal representative — each deed carries different protections, tax implications, and consequences down the road. We talk through your goal first, then choose the instrument that fits, instead of reaching for the form that’s closest.
A deed is a short document, which is exactly why every word matters — legal description, vesting language, marital status, consideration, and exemptions. We draft from the title, not from memory, and review the prior deed so the chain stays clean and the homestead, mortgage, and tax position are preserved.
We coordinate signing with two witnesses and a notary — in person or remotely where appropriate — calculate documentary stamp tax, and record the deed with the County. You receive a complete file with the recorded deed, the prior chain, and a clear note on what changed and why.
A few of the things owners and families ask before reaching out.
Common reasons include adding or removing a spouse, transferring into a trust or LLC, gifting to a family member, divorce, death of a co-owner, refinancing structure changes, or correcting a prior deed with a scrivener’s error. If you’re not sure, a short call is usually enough to know.
A warranty deed promises clear title and defends against prior claims — used in most arm’s-length sales. A quitclaim transfers only whatever interest the grantor actually has, with no promises — common between family members, into trusts, or to clean up a title issue. Wrong choice, wrong protection.
An enhanced life estate (lady bird) deed lets you keep full control of your home during your lifetime, then pass it to named beneficiaries automatically at death — outside probate, without losing homestead, Medicaid, or step-up basis benefits. It’s a powerful Florida tool, but not right for every situation.
Florida charges documentary stamp tax on transfers for consideration (including assumed mortgages). Many transfers between spouses, into revocable trusts, or as true gifts of unencumbered property qualify for reduced or no doc stamps. We calculate it correctly before recording.
It can. Transferring out of your name, into the wrong type of trust, or to a non-qualifying party can jeopardize homestead exemption or trigger a Save Our Homes reset. We structure the deed to preserve your exemptions wherever the law allows.
Yes — personal representative’s deeds out of an estate, and deeds carrying out a final judgment of dissolution or marital settlement agreement. We coordinate with the court file so the recorded deed matches the order and the title stays insurable.
Share a few details and Gabrielle will reach out personally — usually within one business day.
Palm Beach County, Florida
(561) 345-3516
